I generally have my places rented within a week.As for repairs, I have warranties on my heating and AC units. 

You are however allowed to raise rent the maximum allowed, which is the first thing I'd do.

I have found banks that will use the appraised long term rent on the STR property to offset your PITI from that property.

The market has corrected, and unfortunately, this means that the value of your investment has taken a hit.The main issue is that these properties were purchased at a high basis, meaning you bought when prices were inflated.

Does she have the rent rolls, insurance, taxes,etc?

I am working a couple other zip codes (38117 - East Memphis & 38122 Berclair) but main focus is 38111.I have done some in depth analysis on my YouTube channel if anyone is interested in seeing how I run my numbers and always happy to hear constructive criticism or better ways to do things.Additionally, later today I will have a video out reviewing "Rent To Retirement" and giving an overview of their site and academy. 

Hi,For one of my rental in San Diego,CA which i listed for rent around $5K per month I am getting clients who want to pay all cash for a year.

We use a cloud based program(rentecdirect.com) that automates many tasks including collecting rent, screening tenants , broadcasting our vacancy listings, accounting, etc).  

Disclosures: this post is an anecdote about a Raleigh NC property for illustration purposes; the numbers presented are actual numbers from my Quickbooks report; the Rent-O-Meter price, T-Bill rates (in the links), taxes, insurance, and PM fees will change over time. 

This creates two loan payments ($100,000 of equity and $300,000 on the new mortgage).Key NumbersHome Equity Loan Interest Rate: 6%Mortgage Interest Rate: 7%Rental Income: $3,000 per monthExpenses (management, taxes, insurance, maintenance): $800 per monthIncome and ExpensesMonthly Rental Income: $3,000Monthly Expenses: $800Monthly Mortgage Payment: $2,000ExplanationThe investor earns $3,000 in rent each month.They pay $2,000 on the investment property mortgage and $800 on other expenses.This leaves $200 profit each month or $2,400 per year.However, you have to pay $6,000 interest on the equity borrowed.This leaves you with an annual loss of $3,600.This example shows that while the rental property generates positive monthly income, the interest cost of borrowing the initial $100,000 results in an overall annual loss.