Because I can't keep paying 1800.00 on a home that is about 80k underwater and have a damaged pool, foundation issues, roofing and other repairs.

If that is a path you decide to take then I would not even collect a security deposit to begin with, why limit your tenant pool if you are not going to utilize the deposit as intended anyway?

Its nice to have the HOA take care of outside maintenance and provide amenities that I would NEVER want in a SFH like a swimming pool, tennis courts, fitness center or clubhouse.

I know a lot of them won't touch anything in the wind pool zone.

You might find a buyer to pay top dollar for turn key but it will limit your buyer pool.

The disadvantage is that you are choosing from a limited pool of properties.

I was looking at some bank owned foreclosures, which were ok but not great, and then I decided to drive into a new constuction community and was blown away, at $200k I could have a brand new 3,000 sqft 3 bed with game room, great room, living room, dining room, .5 acres, community pool, basketball, tennis, soccer only $45 HOA. 30 minutes from the center of the major city in that state.

Some investors pool together to buy a larger property where you can get non recourse and loans that go out 20 year term in commercial.

And then there are investment funds that pool funds together in small LLCs to buy multiple "flip" properties or larger commercial buildings.

Target renters are young professionals, graduate students, young professional couples.I don't think the granite will add much to the rent other than maybe a renter liking it a little more/attracting better pool of renters, doubt anyone will pay more b/c of the service drive and no basement (crawlspace) and the mid-range area (keep in mind I'm a new fairly inexperienced investor, if anyone has experience in this area and wants to correct me please do so!