I try and look for property's with the same characteristics as my subject home by trying to look for property's with the same bedroom and bathroom count but I feel like it's hard to find good comps or enough comps to actually get a good evaluation If anyone does anything different I would love to hear your feed back. 

I do not have any specifics on this however I feel all the information you will need can be found free on here, or by asking people with the right experience. 

Feel free to reach out with any specific questions you may have. - Chris Kersey 

So, you feel you have to stick with them to "break even".

If you're interested in discussing your situation in more detail, feel free to reach out.

When there is something agreed to in writing it reduces the chance of "he said, she said", hurt feelings, misunderstandings, etc.

I feel like if they had a death in the family or something like that we should offer them a stay at a different date for free since they already paid.

We all know we can keep thinking about what we want to do but putting it into action is an entire other ball game.What are your top 3 actionable items for a complete beginner who feels lost in the sense of being in a small town and no really local groups where one can shadow or work with?

Feel free to reach out.

Net income = $39,240Monthly operating expenses are as follows: Trash - $33, Landscaping/yard - $66, Electric - tenants pay, Water - $95, Maintenance $87Monthly taxes about 3KSo, gross expenses are at $41,064If I'm doing the calculations correctly, my net operating income is -$21,888 and cap rate is -3.4%.Obviously the current numbers look terrible for this investment, but I feel like the rent should be raised significantly based on comps (above 2K each unit).