I haven't split the lot yet, but I now have two potential income streams - the rent on the single family and the sale (or development) of the other lot.

I really want to get my investment portfolio started but it seems everyone keeps shutting it down and I’m constantly trying to figure out how to make things work.

@Terrell Garren @Anthony WickI self manage in upstate NY, and the risk of someone leaving in January pales in comparison to all the benefits a M2M lease affords me.Look, if a tenant wants to leave in January, they are going to leave whether they have a term lease, M2M, or a note from the pope.To the OP:If you have to keep trying to evict for non-payment, the tenant can constantly jerk you around by showing up at court and paying at the last minute, then repeating that insanity with you the next month with the another non-payment of rent. 

I have a great agent, some networking, and other streams of intel.  

I was on to next client the think about its went to the back burner key to success was constant new buyer flow.. which I believe was probably easier in my day than today. 

Also, constantly see the work of the big players.You can find work in property management, developing, brokerage.

Despite constant doom and gloom predictions.In order for those financial issues to be fixed, increased taxes will be needed.

I now own 4 rentals Have owned them for awhile now 2 of the rentals, I have to constantly MEET the tenants for 400.00 dollars.. which is Only half the rent owed... then chase the other money down throughout the month Same with the other tenant, at the other location.

Certain cheap/common colors are less porous (black pearl) which means it won’t stain and won’t need constant sealing like some other porous colors might.

I understand some temporary out of pocket costs or negative cash flow for a few months but do not want any property that constantly drains my savings/other investments.