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.

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

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.

If you ended up in a property that has low grade materials, you can replace stuff more frequently than expected meaning higher costs than if you had done it yourself.

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.

And to be fair i think it works in the low value asset world as these properties basically were trading at the values of automobiles..