I got quoted $2800 for an AC unit install, which isn't too bad.

But I find I have to go to multiple sites...which isn't entirely a bad thing.

. - good point about the damage, but I haven’t seen how bad it is yet.

Please let me know I had a nightmare evicting bad tenants so I want to avoid all this.. is there a good app that you guys use?

It show up as a 12 CAP so I can’t understand how it could be a bad deal.

Is there any way I can start to distinguish good opportunities from bad ones so I can go into a conversation with at least some knowledge?

That type of area is a very specific street by street case when it comes to good and bad rentals in the area.

I honestly don't actually think those things would get THAT bad if i raised the rent, but anyone who's had a "bad neighbor" can tell you how miserable life can be with one.

One of the reasons Memphis is a perennial market for investors is the availability of properties that are not in the "bad areas" and they can cashflow very well.As an OOS investor, I'd suggest that you start with the location as your 1st priority.

This is part of the reason I haven't pulled out maximum cash out of every project, as I don't want to build a house of straw , rather one of bricks less the big bad wolf comes a blowing.