@Joe Splitrock The neighborhood is very street by street, the duplex that sold for 229K is closer to the "higher class" area of town, has an additional 2 bedrooms (400 more sqft ) and central ac, all things that result in higher rents.

Dont let the shingles hit the ground , It sucks picking them up twice .

Then he'd call and tell me to pick up a few bags of mulch, 8 or 10 shrubs to plant and bring my weekwhacker, chainsaw and big ladder.

I would say 9-11%...more for warzones and less for areas like trolley square.It’s a c class neighborhood so I’m comfortable with 10%, though the rental market is pretty strong, I could probably reduce that.

Yes $450-475 is more reasonable here but in most cases the lender won’t let you pick an appraisal, they order it from one of the appraisers they work with.

Is it an indication I should sell that property and pick up other properties in cheaper markets?

I'm new to REI, but I'm picking it up as fast as I can.

Is it possible for him to take classes for credit now and then write the exams after his 18th birthday? 

Account Closed  so how do small investor compete with these big players.. they buy the big package cherry pick by the time the notes get to us little guys we get the left overs.this is why I just skipped that and created my own niche with QUALITY performing notes that you don't have to bid on or compete for.. granted returns are not as much as what those hope for in the NP space but there is no work to them.. they are there and ready to go.. just buy them.. its all teed up.. spend zero time on all this work..

Would you call it a war zone or just a class C working area?