What type of window coverings are in the property.....a decent tenant might have curtains or blinds in good shape where a bad tenant might have bed sheets, ripped up blinds or even aluminum foil.  

Those that cash flow decently will have quite a bit of deferred maintenance, or have some other big issue(s).

-They have backwards priorities -They are professionals and know they will get several more months out of the home even after you file for evection-They are simply bad with managing their money-Something changed in their lives and they can no longer afford to live there/ need to save money to get into the next place-They bit off more than they could chew initially (similar to being bad at managing money but more future budget related)The people that do pay are regular people who want a decent place to live and respect how the system works. 

If those are decent numbers for the area and you're only in for 3k then at least you're getting the equity and depreciation! 

I too love rehabbing but unfortunately most of our investments made sense as shot sales so more paperwork and less fixing :(  My passion is self management and I manage these rentals from all over.So great to connect to another military wife!

home and clear the lot in one shot?

That said, if it's a decent house you can probably do it w/o putting it on MLS, it'll just be more work and likely take longer to rent out.    

And they rarely appreciate at all.To me, I would want to be in a decent area with good schools but where the cost of homes relative to the rents are solid.  

I have 40 properties that I could use a line of credit at bank rates to recoup some funds at a decent rate.

I just accepted a counteroffer on one and made a counteroffer on the next so at least I'm picking up a couple of decent properties with about 15% cap rates... onward and upward---->