He was heavily bullish about Vegas but just like OP bearish on big city markets.

In summary, be careful to extrapolate what we indicated for the OPs scenario to other scenarios. 

I have 7 properties and 25 doors and usually spend about 2 hours a week on management which also includes a few trips to the bank during rent time plus 2.5 hours a week driving to visit all the properties on Saturday afternoon to make sure all the maintenance has been done and there’s no trash in the yards I need to pick up and to check two coin op laundry sites, etc. it would be much faster but the two properties the farthest away from each other are about a 50 minute drive away from one another.

Steven, which of the items the OP mentioned would get covered by a home warranty?  

I'm a bit appalled at the way the OP is being treated.

Quote from @Chris Seveney: @Peter WaltherThe original post she is buying the vendors interest not the vendees interestRegarding title insurance / Typically in these situations the land contract will state how the vendor issues the deed to the vendeeIf it’s via quitclaim or special warranty deed then in most cases the buyer (new vendor) does not get title insurance because it’s an unnecessary cost in most instances because you will be conveying title back to the contract holder and hold these loans for short period of times.If they are in default we never obtained title insurance either - in every instance we order a full title report to confirm the chain and make sure no title defects.The OP appeared to be in regard to purchasing a mortgage/DOT. 

The Morris/OP debacle can give a false impression of what Indianapolis has to offer.

So the real numbers are as follow:PP = $95kDP = 25% = $28krepair cost = $15kTotal Cash OP = $43k (not 15k)Rent = 1300/mMo Exp = $960/mNCF = $340/m;  $4100/yrSo, with $3k in cash in, and only $4.1 NCF/yr, it will take you over 10 years to recover your cost...which is when you start to make a profit. 

I am keeping my options O P E N ! 

They also have monthly HOA/Common Charges ('Maintenance' for co-ops).