Hi Linda - your services make a lot of sense for someone who is trying to go the MTR route, however if they are just now buying a house in today's dollars and rates, and setting it up as a MTR, it may be hard to substantiate a few thousand dollars to pay a third party to do the set-up after they just spend tens of thousands, or potentially hundreds of thousands on a house DP in Raleigh + furniture.I think the fundamentals work for someone who's owned it a while, has made great cash flow, and who has been thinking about converting from LTR to MTR, and just doesn't want the hassle of set-up and marketing but wants the returns.

Out of state investment in a more cash flow friendly, affordable market.

Property is rented and cash flowing nicely.

Mostly C to C- neighborhoods that get good cash flow and are still in pretty solid neighborhoods.  

I just had a similar situation where I raised the rent on a unit somewhat significantly to a rate that was better for me but still considerably under market value.

-Vintage mid-century crappers in cool colors sell for big bucks on ebay.I'd sell them and replace them with low flow new ones with nice fresh seals.

This allows you increase your cash flow now to invest in more properties, pay down debt, perform renovations, etc. 

Right now I am looking for an investment property I can cash flow.

This implies our unit’s cash flow is below if it were an LTR because 1) we pay utilities 2) we furnish the unit 3) we pay MTR  PM fees which is near double the LTR rate. 

Everything you mentioned is duly noted and will take into consideration.