@Bruce Woodruff did a good job with some basic numbers and it looks like a loser.Plus you are paying a premium over the average.

You did an excellent job summarizing your experience.

I do know managing more than 1 property is a tall task unless that is pretty much your job. 

I think the reason that Grocapitus or Neal Bawa were not getting much response either speaks to their level of participation in BP (Neal obviously doesn't spend much time here), or the fact that unhappy LPs were shy, or happy LPs were shy, or BP does a poor job of really getting posts noticed.

Is this a highly populated area, are there lots of jobs, are people moving to the area or is the population declining?

@Nick WimmelYou can get decent cash flow and demand for rentals is likely to stay strong in the area given the proximity to major job centers in Cincinnati and Dayton

In small spaces I have occasionally put stackable ones.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

GC never pulled any city permits yet charged me (didn't find this out until the job was finished). 

Quote from @Lexi Lehman: Quote from @Derrick Lewis: I use TurboTenant for their other features (and tenants submit maintenance requests there), but haven't seen anything about a partnership with Lula until now.Lula doesn't cost anything for the property manager as a subscription normally, you just pay on a per-job basis.