Even looking at gross cash flow you are at -600/mThat is hard to sustain.

ARV : $250,000Monthly gross rental income: $4600Monthly mortgage payment: $1100Property description: completely vacant 4 family (three 3 bedroom, one 2 bedroom apartments) in a competitive rental market with housing shortage (large pool of candidates) 7000 sq ft property with massive units, roof was torn off and redone, newer hot water heaters, furnaces, electrical, plumbing.

GROSS - you may have never seen the inside of a galvanized water pipe before so it's not your fault neccessarily.Go meet the plumber when they pull that water line apart and look inside the pipe at the sludge that runs out of it and how packed with sediment and who knows what else inside that pipe.

@Ross KaneThe cap rate is calculated using the NOI, not the gross rent.

Forget about it" The nursing home stuff is pretty gross.

While those escrow accounts are funded from GROSS cash flow - I don’t count those escrows as a part of my income from my business.  

You will need to show gross negligence to even think about sending him a demand letter.

I’ve tried all the recommendations you guys have suggested but I feel like she is grossed out by bugs and it’s been very extra.

The 'what you get' for the money factor is highly applicable from Brookings to Astoria and licensable STR coastal vacation rentals are still regularly attainable at workable terms, Luxury and oceanfront and lakefront properties tend to perform above the 10% of valuation in gross annual income for prime coastal STR's and as an example I've seen a $2.1 Million Oceanfront home produce $300k in gross annual income.

I collect 10% gross cash flow on each.