I thought I could solve the vagrant problem by buying and repairing the buildings.

I've had a lot of large repairs in the past year that just kill the cash flow.

Be conservative with your numbers – When using a cash-on-cash calculator, I recommend budgeting at least 10% for maintenance and repairs instead of 5%.

I had miscalculated the repairs that would be needed to get the home back up to liveable condition and I had to go back to the seller to renegotiate the price.

Though my property management company eventually took care of the eviction proceedings and repaired the property to prepare for a new tenant, I feel they were negligent in their duties.

Class C and D areas/properties will always cash flow better on paper, but on paper things like extra repairs, turnover, evictions and such are often not taken into account. 

What is the true marketing channel Whether it’s direct mail, cold calling, networking, or something else, I’d love to hear what’s been working in your market and how you’re staying ahead of the competition.

Look at the contractor company doing the repairs.

I guess it's just too many factors to consider and it easy to get overwhelmed and cannot get accurate info and estimation when I conduct analysis (ex. property tax rate, insurance, maintenance fee, rent, repair, closing cost, etc.) 

Quote from @Alecia Loveless: @Natalia Perlova Absolutly no to the Sunday repair.