.- Annual expenses (besides interest) are around $4500 for property taxes, $1,000 for insurance, and maintenance/repairs really fluctuates but I budget around $2,500 (it's been less because I DIY a lot, but there's a value to my time).Current tenants are moving out at the end of this month and I'm seriously considering selling the home, and here's why:- Biggest factor: My last chance to take the capital gains tax exclusion for primary residences where you've lived there for 2 out of 5 years (I would move back in temporarily between when the tenants move out and until the house sells, to ensure I maintain the 2 out of 5 years).- Local housing market (Philadelphia city) has moved from "Hot" to "Warm" (source: https://drexel.edu/lindyinstitute/initiatives/reports/) just like much of the country.

@Dwight Rhodes if the title is in your name then you should be receiving the check and kit your business.

If you're a DIY I would look at ways to increase value/equity in your current rentals.

Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

I have done it all DIY except for plumbing. 

Given these high costs, I've been looking at other options and one I've considered is a prefabricated unit from companies like Zip Kit Homes or a tiny home from a local Colorado company.

It will give us a platform to gain experience on how to DIY and fix houses. 

You will be required to use a professional contractor to complete the repairs (not DIY).  

They can guide you on what to provide them for court and then you will know for the next time when you DIY.

Common sence, ask your'e attorney if he passed the Bar, I buy a house for 60 K, it's a piece of trash, I put a 160K in the place, regulations allow reasonable profits, I think it's up to 20%, that means 60K plus what I put in, is 220K plus 44K sale price about 264K, if they don't like it tell them they can see me in court!