I don't know my average off hand but my rehabs have taken 1-2months, under contract 2wks-9wks, my best was 33 days from closing to closing and worst was almost 6 mo. 7.

Worst outcome here, daughter doesn't have a job in 7 months and then you don't renew the lease.

You need to figure conservative upside divided by your expected time in for a worst case situation to turn things around.

Thats the worst case.

Worst so far, had to evict within a month of purchasing the property.

I would venture that most who try REI never get as far as you two'The problem may be that right now instead of having the worst house in a great neighborhood you have one of the better houses in a poor (or better stated small) neighborhood.Is your agent advertising outside of your local area? 

Worst rental I ever owned.

Worst case scenario you will have more units than you first thought possible.

At worst case scenario (your "break even"), 1 year, lowest price, 20k more on your rehab budget, taxes, utilities, selling costs, etc.

I'm just trying to prepare for the worst.