Because of this, they have changed their fee structure on me two times in the past two years2) They don't have back up cleaners so when the cleaner can't clean, they block off my calendar3) They do not have easily legible financial statements and do not provide 1099s 4) They have made decisions that have required my money without consent5) They block off check-ins on Sundays6) They are not great with technology - though they try to use hostfully to list on many platforms, I will frequently see that my listing is not up on VRBO for example.

That can typically be structured pretty easily with a will.

You can easily do this on a spreadsheet, and it will take less time to track than finding and learning new software.

DSCR loans don't require personal income verification or a debt-to-income ratio, making them ideal for properties with strong cash flow, even if the current owner has credit issues.Here's how it could work:You could use a DSCR loan to refinance the hard money loan, securing more favorable terms without having to involve the seller's credit.Since the rental income easily covers the property’s debt service, you’ll be in a good position for lender approval, bypassing the conventional mortgage route.This approach could allow the owner to stay in the house, while you take over financing with a less restrictive structure.

There is no room for easily avoidable mistakes like these.

A cost segregation study with an engineer and audit protection can easily cost less than $5k. 

Many investors were easily putting 10% down and taking up many of the homes for sale.

The good news is that in these types of cities, there are significantly more properties for sale (albeit at lower price points), and you can gain traction with a few houses per month more easily than in tougher markets like Tampa or Dallas, for example.

This sets you up for succession planning as well, if you ever wanted to sell the gas station operations but maintain the real estate for the passive income that sets you up to do so easily.

Your rent can move easily, not your mortgage (unless you want it to).