Do you pay water and sewer or are they all separately metered (pretty uncommon here)?

I am figuring 58K 'All In' The current rent is $700, but I feel it could easily be $850 or so, but I am basing my figures on $800.The house has had new roof, windows, siding, water heater, and flooring in the last few years.My rough figure are;8800 Operating Income$3800 Expenses (only about 40% since all the recent upgrades)$5000 NOI - $4000 Debt Service= $1000 Cash FlowNot quite $100 'per door', but I would also be building equity at about $100 a month, along with likely appreciation of $100 - $150 month.

So help me out:Im aware it's against the law to turn the water off but what if I can't afford to pay the bill (what if) and the city cuts it off?

If you get a renter to do a 6 month lease they could do damage to the property and you have to spend thousands to get in sale ready condition again.

We attempted running a space heater under the sink(next to the dishswasher, where the drain line arrives to feed the water into the garbage disposal, but even after a few hours of that, we ran the dishwasher and it failed to drain?

Nothing else matters you can always change management and repair damage but you can't change the location.Unlike a lot of cities Memphis has many areas where values are falling or permanently stagnant so you have to be careful where you buy!!

If I just replaced a roof for hail damage and insurance paid the full amount (they did not, there was a deductible) - does that negate the depreciable aspect of the capex?

Lots of extra stuff there, the water bill was higher than ever, and the tenants upstairs are willing to go to court with me to testify to all the constant noise of these several people.Is your tenant paying rent on time?

FYI - I recently posted this in another thread - might help you get your head around what it takes to start a wholesaling business ~What you need to get started is:1) A process2) A teamKnow exactly how your process will work:a) Meeting cash buyers & understanding their needsb) Finding motivated sellersc) Evaluating propertiesd) Calculating offerse) Testing the water with your buyer(s) if necessaryf) Negotiationg) Closing via a contract/agreementh) Assignment to a cash buyer via another contract/agreementi) Receiving payment at closingFor your team, you'll need to know:a) Cash buyers, of courseb) Real estate agent(s) or broker(s) - provide comps, MLS opportunities, etc.Perhaps also,c) Title company (good to have but more important for cash buyers; but you may want one to hold earnest money in escrow)d) Attorney (required in some states)Best of luck!

It showing up in a public search is enough for me.That would cause more damage to them than posting a review on a site that most landlords probably haven't heard about and less risk of a lawsuit.