Yup pain in the ***... hahaAnyway, I wanted a better software than Quickbooks.

Generally, the further along in the process the more you can get for it, but as you pointed out your expenses are higher as well.REOs are a pain and I can see why you wouldn't want to deal with them.

Odds are they will not be happy and may become a pain. 

But the return on your $390k is so low that it's painful to suggest anyone copy. 

You could always schedule another walkthrough but thats a pain on everybody.

and since I'm managing some of these I'm realizing how much of a pain C class tenants can be. 

This way  I can manage the property myself (with some help from PM, because I graduated from Business Administration) so that I can learn the trade inside out.

I did not use leverage (student loans) to earn my bachelor degree in accounting, but I did for my master degree in public administration.

@Stan GardinerThe written offer that you and your investor presented to the PR, where you both able to look at Letters of Administration and was it confirmed by the court?

In order to put them on a path to success I truly believe they have to feel all of the joys and pains of homeownership.