The area that I would avoid would be east of 41, west of US301 south of university and north of 10th, 17th street is the heart of the war zone, but you can drive through the area and I know some landlords who have bought there but personally speaking I prefer a cap rate of 10% and capital appreciation over losing my life, I know of one landlord who had a gun pulled on him.I'm not buying at the moment because I can't find any deals in my preferred area, but will be back once more inventory comes on.If you are looking for multi family, I saw a great one on the market in Hillview St, worth a look I would say, but not at the price the are offering it at, you would be generally occupied 100% as so close to the hospital, downtown, and siesta Key so ideal for the service industry tenants.I'm currently looking into a project in Cape Coral possible JV in building new homes but leveraging with a construction loan, have been buying land down there from a pension fund who is looking for an exit strategy.If you want to know anything about Sarasota I'll do my best to help.

This time around I plan to tackle this one with a better approach and more knowledgable to help minimize some of the heart aches and mistakes that come with being a landlord (been there done that).

From the bottom of my heart, I truly appreciate you for bringing this platform.

I think your phrase of "fixed expenses" that won't change based on rent gets to the heart of my question: should maintenance and capex be a fixed amount per door (and if so, how much?)

It may not seem like something is happening, but if you trust with all your heart, you will get the help you need (though maybe not in the form you expect :) ).You have signed a contract with an agent that entitles her to payment, like any contract you would sign when someone provides a service or labor.

@Meghan McCallum Thank you a ton for the advice, I have taken your advice to heart and I would love to follow up with you.

You're in Texas, I'd imagine far more properties hit the 50% rule in San Antonio than in the heart of Austin. 

You had the right plan and your soft heart took over, and now your throwing  a Hail Mary hoping the sheriff will still be able to serve the papers in time.Your explaining the situation to the tenant again is pointless, He went to court he knows what to expect, but he thinks he still has you wrapped around his pinky,,, No more explanations that's what the sheriff is for.. you get the sheriff to serve, you get a new lock, you meet sheriff and watch them leave and then change the lock.. have a drill ready in case they changed the locks so you can get the door open. 

Hey BP Family, Just wanted to drop in and share some of my heart with you all.

The $680 one did have a tenant approved and ready to move in before a last-minute change of heart put it back on the market.