Today it has doubled in value with only about $75,000 in repair money.

Most of the time, the home warranty takes a long time to approve your repair, reach the property, and then they use low-quality materials.

It's what you paid, minus the value of the land, plus what you spent on long term repairs (roof, furnace, etc.

Repairing damage to the property caused by the tenant or the tenant’s guests (beyond normal wear and tear).Cleaning the rental unit to return it to the same level of cleanliness as when the tenant moved in.Replacing or restoring personal property or appurtenances (fixtures) that were provided by the landlord and damaged or lost during the tenancy.Here's a link to the full California Law: https://www.gowhale.com/security-deposit-laws/california

Class C bought in 2023 on the East Side of Indy has not been great, repair calls 9 times out 12 months.

Mine rented in less than 15 days.)All in all, that gives me $140 a month for vacancy, CapEx, and repairs.

I feel as-is, I can get around $120k after cleanup and some minor repairs.

They offer SFRs across the country (1031 eligible) that are fully triple net lease - meaning there's no costs to the homeowner, no vacancy liability, no unexpected repairs and maintenance, NOTHING.

Well even if the rent is equal to the mortgage, you'll still be in the negative after repairs, CapEx, vacancy, etc.Why would you specifically be thinking of investing at a negative cash flow?

Washer/dryers are often abused, so there's the initial cost of purchase and the risk of increased repairs.