Thanks Nathan.Yes, the mortgage $941 includes the taxes and insurance.The house is almost new (1 year old roof, HVAC, driveway, water heater, septic, interior/exterior paint, 1 year old window, etc.. ).Plus I have 3m of rent in my reserves/savings account.Knock on wood.. not much more can break ( fingers crossed ).Thanks for the insight.

The deregulation of units to free market has gotten much tougher to border line impossible.

Did you cross to a different school district.  

I'm thinking about getting the exterior inspected to cross that off the list as a potential cause (ie, leaky roof or cracked stucco).

You just never know if the current owner's ex-wife has community property rights to the place or some easement crosses under a building, etc., and that means the title company reports the sale to the IRS and owner will be paying capital gains. 

San Antonio varies widely by just crossing a major street, highway or railroad track.

@Jason Johnson hopefully we'll cross paths at a meetup.

There's a border line horder tenant that has a lease till June.

Many of my rentals and houses I manage are bordered by owner occupied homes in major disrepair.

We operate over along the ME/NH border and in the 2-4 family space.