And this is where my career is, so I can not move away.So I'm not quite sure how to proceed...1. buy a property that barely cash flows after all expenses, but I am living in it so I'm no longer paying rent to somewhere else2. or just wait until the market "softens"3. rent forever, look elsewhere for deals and investing...

Additionally you need to keep the equity in your properties at a bare minimum either with or without a LLC.Down side of a LLC is financing issues and additional business costs.

This market is 100% about wealth keeping, you barely take any risk because it's been so stable since forever but there is barely any upside.

And the answer is....it depends...depends on your goals, how active you want to be and how much you want to pump into the property.First property I purchased I barely bumped the rents (Maybe 5-7%) in order to keep the great tenants and avoid turnover costs.

While in the house I noticed there are a few piles of feces and urine in the basement (which is completely unfinished, bare concrete floor and walls). 

My business was barely making enough money to keep afloat and I have not paid Sales & Use to the State of Georgia for 2016 or 2017.

Originally posted by @David Schwan:...This is a C property that is 40yrs old and needs about 20k in upgrades...Not really what you asked but what jumps out to me is that $1,000 per unit in upgrades barely gets you past the front door.

I paid cash, with the idea of pulling it back out, and so far, so good, but I will tell you my range has been 65-100k all in, and they just barely scrape the B- neighborhood rating. 

I think he has some alcohol/drug problems and needs to sell right away (there’s been multiple family deaths due to old age/illnesses in the house that he says is beginning to haunt him & financially he’s barely holding on).

I'm currently working full time but I'm barely getting by.