My cold calling contact rate has dwindled down to 1% and I don’t want to spend a pot load on skip tracing and potential TCPA lawsuits. 

The house we bought is a single family with an in-law suite in the basement with a full kitchen/bath/living area.

From then on, they will either forget A) That they agreed to sell their house, B) That they agreed to pay rent, or C) Everything else they promised to do, or D) All of the above.5) They will miss 2-3 rent payments per year, on average.6) Having a good CYA letter is not enough to prevent a lawsuit.

This pipe was used in the late 70's through early 90's before lawsuits shut it down.

appreciationThese are all strategies to help you achieve your goal property is not cash flowing and not making money I think is a mistake because you have a tenant paying down your debt you have captured equity and more importantly the properties are going up in value the appreciation appreciation will always beat any of these other strategies however you have to make sure that this strategy is what you want to achieve your goal.Many new investors Focus only on cash flow thinking that is the reason they buy do not buy or sell a property I think that is a mistake if you do not factor in the other five pieces of the puzzle.I'm not saying that it is not important but I am saying that you need to factor everything in.From someone who's owned a property management company in the past I would say that you want to remember that there are rights rules regulations and laws that the property management company has to abide by because if not there could be some very harsh fair housing lawsuits coming down on them which means they come down on you.If for some reason you are not happy with the services of a property management company I would go out and understood what is their role what do they take care of Maintenance wise and how do they help you to achieve your goal.If you did not do that on the initial conversation you do not really understand how they run their business model but expecting it to align with yours seems almost impossible don't you think?

I will restrict my comments to the state in which I practice, but I can imagine any number of law suits associated with acting as a broker based on theories of negligence.

🙏🙏🙏 ( I will be more careful how I phrase my questions from now on lol, never need a lawsuit )

Business insurance can protect your personal assets in case of a lawsuit.

Property has an in law suite but cannot be used as a duplex renting to two separate tenants, according to the town.

Instead, I waited to buy RE. 2 - I would have found a renter for the mother-in-law suite of my previous home.