Or if you would have posted it, you're all horrible businessmen.

Ive been doing everything right (credit wise) since I was 18, and when I was 21, it was an absolute horrible experience just getting a $20k car loan.

Some areas the case workers can be horrible and other areas investors love it.

Online reviews about them are horrible and  the "Yelp" generation post and reads those.

Only one house not under contract, but my realtor says the PMC is horrible and most realtors avoid them.As it stands now, I'm in violation of the 50% rule and the 2% rule.

Obviously you are grandfathered in but if you were to do full renovation you may have a few issues to contend with.I ran some preliminary numbers as well and see a healthy 8 cap but cash on cash return is horrible at 6% but like you said you have room to raise the rents.I think your gut maybe on to something telling you to rethink your numbers.

Sprint in my area is horrible!

That's horrible for B.

The first two were a learning experience on where to buy (I still own one of those properties), the next one was a learning experience on what to look for when buying (I sold that one, it was horrible) and the rest have been me using those experiences to fine tune what I buy and where.

Just know too that you don't have to get properties necessarily in horrible shape to have rentals.