However, if the $500/mo does not include maintenance, vacancy, capex, and property management, then it probably actually makes your cash flow negative.

I’ve read a few of the BP books and we’ve actually realized everything we don’t know.

He actually already replaced the pump once (had it emptied first and then replaced the pump which he charged $850 plus $380 emptying charge.

Hey @J Scott hope all is well, I just came by this thread and just bought your book on amazon and saw that bigger pockets actually offers estimation templates, sample contractor agreements and 8 other documents..

But to be honest the driveways aren't bad as it looks, when you actually do it.

In Denver, after the tenant has been served then there is a court date set.

To answer the actual question....If I had unlimited funds and lived in LA what I would do1-Move as far away from LA as I could2-Invest in US treasuries. 

So yes, more expensive homes with lower rates can be different than cheaper homes in higher areas but then actual principal, interest, and insurance will likely do the off-setting. 

It would be wise to take date/time stamped photos or conduct inspections when such incidents occur to have solid evidence.

How do you know they've actually been living there?