We've underperformed on projected P&L, been spot on, and also over performed, but in every scenario we have been helped by the market on exit, just like everyone else over the past 5 years.My advice to you when vetting sponsors, look for the deals that underperformed (everybody has one, don't be fooled), figure out why the deal underperformed, and see how badly they underperformed.

many times once a house has passed its retail sweet spot... people assume, like you did, that it must have a real issue.. 

Hey, What Tim Schroeder says is spot on.

I’m a single mother who has a weak spot for other single mothers.

The rent from the other 2 units and 2 parking spots cover all the expenses (except any surprise repairs etc).

Pick a spot and see what happens. 

It SEEMS fairly straight forward and I'm assuming the easiest spot would be where an egress window already exists. 

@Andy Mirza is spot on. 

I also have a soft spot in my heart for Dallas as I spent a lot of that time in that city in college.

We do a thorough job looking at comparable units to price our vacancies, but will decrease the price $100/week until we see a sweet spot with inquiries.