If you pick quality, stable tenants (normal life/move history, steady long term employment), the chance of them breaking a year lease is slim.  

There are successful investors employing either strategy and some investors, like me, choose to have both types of properties in their portfolios.  

So I went the turn key route.I was impressed by USREEB as they have a professional office and employ several employees that know what they are doing.  

My father has always been self employed and he has been buying and selling real estate (mostly commercial) for about 45 years and always had a way to talk to people.  

Their income met our criteria at the time but they didn't have long enough employment history.

The tenant has been basically past due since Dec due to employment hours being reduced (that's their story).

Lots of employment and population growth due to weather and there are many affordable cities.

In Baltimore City, the things that keep neighborhoods from falling apart are major employers like Hopkins (Hospital and Unjversity), MICA, Mercy, Stratford etc. they have sweetheart deals with the city, whereby they keep on expanding their footprint and improving the neighborhoods where they’re located.  

Especially considering I am self-employed so I may look more risky.Another thing to note is that I have a good friend who is a real estate agent and investor as well with 5 properties in LA and he is helping me out with this.

Was you employer matching any of your contributions?