This included painting the entire unit, a new refrigerator, new stove vent, window screens, blinds, shower caulk, carpet clean, removal of left behind items, HVAC service, level ac unit, replace smoke detectors, replace toilet seats, and several other small items.

I'm selling and I have a buyer if I will hold the paper.

I can't imagine dealing with emotionally driven buyers and sellers, who want the perfect house with the perfect yard and the perfect wall paper and.... yea, so you see where my heads at.

With rental properties you can easily have a paper loss for tax purposes while enjoying positive cash flows during the year.

On paper it sounds great but it reality giving away 50% of the cash flow and profit you need to automate and scale your business for services you really do not need in the first place can be very detrimental to your short-term and long-term success. 

I have since discovered that the ROI is on paper only. 

Sit down with a piece of paper and write down your thoughts, isolate, focus, execute and win.

the ONLY thing lucrative in my mind in Jackson is buying low and selling as  soon as humanly possible take your profit and move on. .. or buying in the nicer areas of Jackson which there are a few but the returns on paper are not like these 10 caps and 20 caps being bragged about on BP.. those returns are priced for the extreme risk associated with those assets and I dont care what PM you have if cant self manage those live there and handle your own repair requests and knock on doors to collect your non hud portion its a very poor choice of areas to invest in the US

On paper the "cash flow" is huge....but a big part of that "cash flow" is actually you just pulling $$ out of the account you made a huge deposit into..... you are "cash flowing" your own $$ back to you to use somewhere else.

Article in the paper of the weekend that Hailburton is importing 1000 workers from California because there are not enough bodies to fill jobs.