This property has been performing very well.

I would not want to be held responsible or worst, liable, for the actions or performance of the contractor.

If my tenants talk about this to other tenants and these people express approval that their landlord is honest, that's a good mark for me, and my tenants have feedback from third parties that they're getting value for money out of living in one of my properties.You're running a business.

If you wish to get more accurate, then instead of using averages, perform the same analysis against your comps on a per-property basis to determine what the estimated value of the land is on each of the comps.

With that said, if you use a low money down regular FHA or FHA 203k loan in order to purchase it will not take you long to get the money back that you put down once the property is performing for you.

You're betting on appreciation which is not smart IMO, especially with neg cash flow.Okay, maybe a third too, house hacking.

third, you had the HUD inspection (and presumably other inspections?)

When a tennat has not learned the lesson after a 2nd late a third is their last.

Airbnb oneUnit, live in one and have long term tenants in the third one.

Send a text to tenant  Rent is due on the first of the monthLate on the Second Eviction process starts on the third(Follow this process every time) You are running a business.