(We offer a product) I think the problem is going to be the current rents are too low to qualify for LT financing.

The espresso color from Lowes are pretty decent looking for the price.Spend your $$ on the kitchen first and then Master Bath and Bedroom, followed by opening up the LR/DR/Kit into a 'great room'.

At 39 units, using today’s rents and conservative values the cap rate could be as low as 4%.

Beyond the Monthly Management, Placement & Maintenance fees, all other fees in our contract are IF EVENT -> THEN fees.

First thing that stands out is your very low interest rate.

this type of property at the time with rates as low as they were aloud alot of upside with refi How did you find this deal and how did you negotiate it?

I know people killing it in Dayton but I'd recommend looking at other strategies like buying land and building single and multifamily in columbus. you can get lots right now for 30k or 40k within 1 mile of downtown in Franklinton, king Lincoln, olde towne east, southern orchards. land is a buyer's market and low competition.

She communicates when/if I’m low on any inventory and/or if something breaks/is different right away and it’s been great honestly.

Big fan of well made low priced laminate, but last two houses got vinyl planks.

The problems I see are:Rent is a low percentage of the house value, so not optimal use of this equity/capital.Property taxes are high due to the higher house valueMy costs would be a baseline of $2700+800 = $3500 plus maintenance, unoccupancy, etc. so basically breaking even cash flow for 12 yearsIf/when we sell it, we'll owe capital gains tax since we wouldn't have a "new" house to 1031 into.