I've been contemplating on whether or not I should move my sights out of town for my next property.

The statement says the courts generally uphold 5% to 10%, but that is what the court will agree to without an argument by your tenant's attorney who is telling the judge that the case needs to be thrown out because the amount of rent due is not correct because the landlord charged the tenant for late fees when the landlord cannot substantiate his actual costs with proof and records.This may seem silly until you are taken to court and the judge is drinking vodkas in plain sight where the glass looks like it is half full of water and he needs a reason to get your butt out of his face to get to his next case.I terminated 6 tenants in the past two weeks.

My own sights are set on Jacksonville (where I have existing units) and Metro Orlando (where I live).

Desire is to rent and hold property and refinance on a 30 year residential loan and buy new Home on BRRRR principles and have money left over to put down on a couple of other properties with BRRRR principles and keep growing from there.

The problem comes when you have to pay back the loan, and the property can't be sold for at least what you still owe.Example #1:  ARV = $90k; Sold for $100k; CF = $4k/year; DP = $20k; Appreciation = 5%/yr1 - Cost payback (start of profit) - 5 years2 - Hold property - 7 years (sold)3 - Appreciated Value at end of hold = $1274 - Tenant Principle payoff/balance owed = $69k (+/-)5 - CF Profit (2 years) - $8k6 - Sale Profit = $58k7 - Total profit - $66k (minus fees, cc, etc...)Example #2: ARV = $90k; Sold for $100k; CF = $4k/year; DP = $20k; Appreciation = 5%/yr1 - Cost payback (start of profit) - 5 years2 - Hold property - 4 years (sold)3 - Appreciated Value at end of hold = $1094 - Tenant Principle payoff/balance owed = $74k (+/-)5 - CF Profit (loss 1 year) - ($4k)6 - Sale Profit = $26k7 - Total profit - $22k (minus fees, cc, etc...)Although it appears as though Example #2 works, it doesn't. 

Last 10 deals we’ve done were “sight unseen!”.

Curious what others think, or how they'd do it differently:+$1600 (rental income)-$729.33 (principle & interest)-$372.80 (insurance & taxes)-$160 (10% future property management costs. you won't want to manage your property when you move)-$80 (5% maintenance costs)-$80 (5% capital expenditure savings)-$112 (7% for vacancies)= +$65.87 per/month of positive cash flow= +$790.44 per/year of positive cash flowCash on cash return = $790.44 / $3,608 (out of pocket expense) = 21.9% ROINot bad!! 

If the intention is to ultimately rent out the property, a key principle to follow is buying an investment where the people already are, not in fringe areas that get hit harder in softer market cycles or have to compete on rents when things get soft.

Sone landlords only like to do 3 year leases so they do not have to pay tenant broker for many years commission versus 5 to 10 year lease but that can be short sighted if tenant is high quality.

Would there be any benefit to selling one, putting that money towards paying down the principle on the other?