Suddenly more and more people were sticking around.

All of sudden X's company moving somewhere else wasn't a factor anymore.......Anyway, thank you to everyone who gave me great insight on how to deal with this situation and how to mitigate in the future.

Even if you are planning to manage it yourself, account for the cost of management when analyzing the deal. 1) Your wife's time is valuable, so consider this as money being paid to her for her time rather than a "savings" of not having to hire a 3rd party. 2) You might decide that you're not good at property management and need to hire one. 3) Your situation might change (birth of a child, divorce, disability, moving for work, etc.) and you won't have time, ability, or proximity to manage the property well if at all. 4) You might get to your passive income goal 20 properties down the line and decide you want to go sit on a beach and drink Mai Tais, but when you go to do it, suddenly a big chunk of your cash flow goes away because you never factored it in from the beginning. 

Cordova looked like the place to live up until 2008 and all of a sudden everyone found out they were severely underwater.

A few months ago I was headed to my regular job when I was suddenly struck by a semi-truck that was going full speed.

They were also fickle and would suddenly lower LTV on my friend (an excellent credit) for no reason very late in the deal.Maybe @John Smith can give more factual details on recent government measures?

Now in 2018/2019 at the top of the cycle, he is suddenly active and now everyone else on the sell side is the unsophisticated sucker while those same sellers are making 4x on the real estate he buys.

When you consider the time and expense in getting them out, suddenly that extra money you were making per month in rent evaporates very quickly. 

It can be smooth sailing and then suddenly the wheels fall off. 

Hey Guys,My name is Ralph White.I'm in Atlanta too in the Sandy Springs area.I'm really trying to move on a deal that just kind of fell in my lap.Currently renting the townhome I live in and today, the property manager says the owner wants to sell and I could have first dibs.These homes go for around $229K and she is willing to sell for $165K.He's going back to her with a preliminary offer I gave (a sort of Owner Fi type deal), but I still need about 10% down.Since this is so sudden I don't have that available, but don't want to miss this opportunity.The plan is to acquire it now, well below market value.