You're comparing apples to oranges. 

Just 1 week in she is totally demo'd (minus a 2x4 or two or three), foundation is lifted and leveled and the electrical and a/c guys get rolling on Saturday. 

But don't be discouraged we have had plenty of good tenants and just one bad apple. 

I didn't expect the stress that would be lifted by buying a house hack.I don't see why this isn't for everyone!

I will gladly pay for this knowledge but I figured I would try to figure it out on my own first.I know I can get the Apple cube or the PayPal cube but I believe they charge 2 1/2 to 3% per purchase.

Here are the Numbers, Purchase  $555,000.00     Gross Income  $5000.00   Expense That was given $500.00 Management, $ 32.50 Exterminators,  Insurance $234.00, Trash $ 72.50, Lawn care $ 32.50, Taxes $344.00, Lift station $80.00 ( total Monthly $1295.5) No mortgage( cash Buyer) 100% occupied Cap Rate 8%( there is nothing being held for  Reserves or Repairs.

I have a couple opportunities right now to do some "face-lifts" on 2 properties.  

Andrew,your compensation should have been negotiated and agreed to before you lifted a finger or spent a penny for this investor.It sounds like you are being taken advantage of badly.What exactly do you do for them (in detail) and how often do you do it?

I’m am filtering to make sure the properties are apple to apples.

"I think there will be a lot of unhappy investors over the next 5-7 years that didn't see the difference between a good sponsor and a rising tide that lifts all boats."