And as I explained earlier, your investment is protected by real property, so your risk is extremely low. 

Low barrier to entry, low taxes, landlord friendly, some amazing class A and B suburbs and a strong urban core. 

My low months were 50-65% occupancy and 100% for summer.

.✅ Looking at property management options—self-management can save costs but requires effort.4.

Building a 4,000-square-foot, three-story duplex with a 1,000-square-foot ADU could cost about $1.83 million, including construction and permits (excluding land).

Rising maintenance costs, turnover, Taxes, and other expenses will also contribute to this.  

if there is appreciation, but you wouldn’t sell your current home tax free and buy a neighboring home to rent out, (There by raising your cost basis for additional depreciation and lower capital gains tax.) then it probably doesn’t make a good rental property. . 

Safe to say that many punters who invested in low cap rate syndication deals, especially during the peak of the hype, are getting schlonged right now. 

Again I cannot collect rent to justify this cost/effort.  

Can you give more details on your numbers, purchase prices, rehab costs, time to complete rehab, ARV, monthly rent?