From someone with intimate knowledge of both Texas and direct mail marketing, everything sounds in order. 

In time, you will be that good, especially if you hang your license with a brokerage in the right place.

Hello,I currently have 3 properties under contract in Griffin Ga.1) quadraplex at 60k, fully occupied at 390 per month 2) single family at 18k, occupied paying 4253) single family at 19.5k occupied paying 500The properties are in decent shape, if anything maybe 3k in deferred maintenance on each single family, (probably needs new roof, but could also be put off for a couple years if needed)I have owned another property in the same town renting at 850 for five years, so I do have some experience but I expect this deal to be much more management intensive, (different income bracket and therefore different tenants)Financing: Getting a "bridge loan" using equity in the rental I currently own to provide the downpayment. 75% LTV6% interest15 year term3-year balloon good relationship with the bank (small community bank)Expenses: 1800 a year in taxes across all three properties I still need to get a quote but budgeting for around 2500-3k in insurance (conservative estimate)principal and mortgage payment: 900 per month Bottom line: 2485 in gross rents, around 1300 in PITI, so 1185 net per month before maintenance and vacany (which I'm struggling to quantify)Seeking any advice: I've talked to other investors in the area who have large numbers of these houses, and they say to count on spending around 2k per house whenever someone moves, but at the same time they have tenants who will stay for years at the time as long as rent is kept at or slightly below market (which all of the ones I have under contract are).I have no illusions about what I'm getting into, I am intimately familiar with the demographic that rents these houses.

He seems like a pleasant guy and you guys bond.

.) - lowes.com/pd/Style-Selections-12-83-in-W-x-4-27-ft-L-Gisbren-Travertine-Embossed-Tile-Look-Laminate-Flooring/1000202009In response to Mateusz & Brian's questions / comments -  Its not 'worth it' in time or effort to replace anything more in the kitchen.

But at least in time, the smell will stop.5.  

So, you can sell the property and structure a 1031 Exchange transaction at this point in time because you did have the intent to hold for investment purposes but there is a business reason that requires you to sell early.

Hello,I sold a property to them recently and that experience was very pleasant.

It's estimated rental rates have increased 6% - 10% in the last year.A mere snapshot in time, be careful relying on cap rate alone, which factors neither principal reduction or appreciation into the equation.

You can also eliminate debt that his hard to discharge (student loan etc) in favor of mortgage debt where work outs seem to the the norm in times of financial distress.4.