Thanks for the tips this is great information.

I just keep hearing over and over again to just take action and course correct from there. 

And if you're not already using the same paint color on all properties, you should start and you can thank me for this tip later.

There are also many online calculators you can use if you do a search for them.

Would love cash flow, of course, but if I could at least break even on a highly appreciating property, I'd be happy with that. 

Managing five rentals can eat up a ton of time in any given week, often at times that are inconvenient to you and your personal interests (family, hobbies, travel, etc.).Of course you can manage on your own.

Of course, that is only if your intent is to hold it long term.If your goal is to unburden yourself from managing the property yourself, you do have options that offer degrees of hands free management. 

Just shop around online, look for properties similar to yours, add them to favorites and watch them to see how long it takes for them to rent.

A national buyer would review the BPO and maybe do some brief online research, but would not typically not know, as in your example, about the sewage issues or extent of interior rehab needed.

I dont want to hear about you selling me your course or advice at a "new customer price" .