@Chris SnowI would say this is not a good flip I think your best case scenario is your property appraises for $315,000 which means you're all in should be no more than $220,000 less rehab of $90,000 brings you to a purchase price of 130,000.

Purchase price: $28,000 Cash invested: $25,000 Bought this property in the worse part of town and I have the best tenant in it of my 18 properties.

Also, if I’m trying to brrrr the property how do I do upgrades with tenants in the way? 

That way it makes it easier for you and your accountant to make tactical decisions. 

The best tools to take advantage of as a new member are the keyword alerts and local meetups.They help you find the right discussions and connect, in real time, with like-minded folks in your market.All the best to you!

Do you think it is best to first max out Roth IRA before investing in real estate?

But if they are moving because of too many maintenance issues, that’s something you can (or at least could have) fixed.Think of it this way: Let’s say your average vacancy is two months between tenants (turnover and time to lease).

Real estate investing is a long game.I wish you all the best.

Either way, if they don't pay for this damage with their next rent payment then they are delinquent on rent.

They’ve painted, replaced things, upgraded, etc. prolly best the place will ever look.