Yea I wouldn't be doing real esate in that other country my business would be based in America.

There is no point in doing a 1031 exchange if you expect a loss from the transaction.A 1031 is meant to defer your gain.There are numbers which you can analyze and stress which is not easy to analyze.It looks like you are stressed with this investment and I would sell.I personally, however, would look to make the improvement for $10,000 to get one of the other units up and running.

Well, I can say from my personal experience owning only A/B located properties, if you maintain all appropriate licenses, take care of your properties, and are responsive to your tenants its smooth sailings.

We also have installed SimpliSafe (and signs about ongoing monitoring outside of the property).As someone else mentioned, it is best to have a plan not to go long stretches without checking in person.

I purchase the land from a local jeweler who I tracked down at his business and asked he was interested in selling.

As a person who has lived in NC & SC and Phoenix, I would highly suggest AZ.

Move-Out Checklist for Investment PropertyA well-structured move-out checklist helps protect your investment, ensures a smooth tenant transition, and reduces turnover costs.Tenant Responsibilities (Before Move-Out)✅ Provide written notice of intent to vacate (per lease terms)✅ Schedule a move-out inspection (if required)✅ Pay all outstanding rent and utilities✅ Remove all personal belongings and trash✅ Clean the unit thoroughly:Wipe down walls, baseboards, and doorsVacuum and mop floorsClean kitchen appliances (inside/out)Wipe down cabinets and countertopsScrub bathroom sinks, toilets, showers/tubs✅ Replace any missing or burned-out light bulbs✅ Repair any tenant-caused damage (holes, broken blinds, etc.)✅ Return all keys, garage remotes, and access cards✅ Provide a forwarding address for the security deposit refundLandlord/Property Manager Responsibilities✅ Conduct a pre-move-out inspection (optional)✅ Take photos/videos of the property’s condition✅ Verify all keys, garage remotes, and access cards are returned✅ Check for unpaid rent, utilities, or damages beyond normal wear and tear✅ Hire a cleaning service (if needed)✅ Complete repairs and maintenance (paint, flooring, appliances, HVAC, plumbing)✅ Change locks if required by state law or property policy✅ Test smoke detectors and carbon monoxide alarms✅ Review lease terms for security deposit deductions✅ Send tenant security deposit refund (minus any deductions) within the legal timeframe

My lender who I've personally worked with for over 5+ years now.

Personally I think Josh himself is innocent but the company definitely is involved in shady and deceptive business practices.

Tampa’s my personal favorite (yeah, I’m biased), with strong growth, great tenant demand, and a balance of cash flow and appreciation.