It's also because people don't understand how costs and market changes affect their p/l. 

The reason I'm investing in Toledo is because I know the area, have some friends and family there to help if needed and the cost of entry is minimal. 

However, I'm not sure which route is best.Option 1: Equity PartnershipIf he provides the full $230K, I cover closing costs and manage the property, and we split the cash flow 50:50, that would give us each $960 per month, $11,516 annually.

I'm not a huge fan because of the costs and risks of the program, but I've used it for customers in certain situations where it made sense.

He tells me the property has been vacant since October 2017.Note that Oceanpointe deposited rents from October 2017 through March 2018.3/28/2018 - I sign the contract to change PMs to Wilmoth Group;4/2/2018 - The Wilmoth Group PM sends me many photos of the destroyed property, including what appears to be an abandoned stolen vehicle on the premises; they estimate a cost of $12,000 to $15,000 to repair all the issues; PHOTOS4/2/2018 - Reply from Clayton promising to make needed repairs4/3/2018 - Clayton Morris emails me that he is checking out the house this morning with his team; that it’s a good property and that OP will fix it on their dime.

It is the constant, recurring cost.

The cost of living is extremely low compared to other cities and you can still many many positive cash flowing and 1% deals here.

It only costs them $50 per incident.

PM then covered cleaning costs as a remedy.

There is another easy route that requires thick skin, invest in warzone cause you will here many investors don't do it and because of that house in those area cost $10k or less.