I know this leaves money on the table but most of my tenants stay for many years and all have been respectful of my property.

In the current environment, a 15%-17% IRR is respectable/realistic on a value-add ~B Class deal. 

Moving Forward I'm considering switching to PropDeals and BatchLeads for property finding and skip tracing, respectively.

For example, if in the rental application you don't put xyz it's illegal and you can get suedif in the rental application you mention xyz it's illegal and you can get suedif you put clause xyz in the lease, it's illegal and you can get suedif you don't put xyz clause in the lease, it's illegal and you can get suedif you sign the lease wrong, the whole lease is void and you don't have a leaseif you don't provide xyz to the tenant, you can get suednot to mention how unfriendly my state is with respect to landlords, if a tenant is not paying rent, good luck evicting them. plenty of properties in my market for dirt cheap because it has deadbeat tenants and nobody wants to deal with them.yes in an ideal world I have 20 lawyers and accountants on speed dial who I can call any time, but lawyers and accountants are expensive and I have done the math, at best if you are really lucky you can barely cover your mortgage, I don't have money for a lawyer.

Also wanted to say that I have seen your posts on here and I have a lot of respect for your opinion.

I respect Eric and at the end of the day there were things that could have been done better.

If we both travel by car together, can we both individually write off the miles driven for our respective buisnesses?

@Jay Hinrichs , @Brian KloftThe guys that like cash/respect leverage, know that life does not exist on a spreadsheet, and that pay off properties are hiding in plain sight...just like real life where the unassuming rich folks drive old cars and buy clothes at Costco.

Though it might “seem” that you can arbitrarily attach the “tax basis as the fair market value” and thus receive $0 gain, the IRS would not respect this if you were selected for audit.

Remember, building good relationships with agents is key in real estate, and being persistent yet respectful can help you in the long run.