@John Underwood , I was surprised as well by Joshua Tree's inclusion on the list based on its growth over the last few years.

Round up is your friend , 2 or 3 times a year and no grass , no weeds . 

Taking a day and getting a few estimates is really the best way to understand if management is way too high or just reasonably high, and you just may find some great contractor relationships that save you $$$$ for years. 

Thanks,Hey Joel,If you are tight on PITI, then I usually recommend looking into an interest only loan, maybe on a 5-10 year IO plan, to lower your payment and see if you can squeeze it in.Plus, rates are starting to dip a little bit, so it makes it a little more doable, especially if you just do a rate and term refinance to help keep your rate lower.

We have been using Rentometer for many years and have enjoyed the statistical analysis that helps us to determine where we should price our rentals when we go to market.

I was thinking about putting down 10-20% in cash and then seller financing the rest at 5.0-6.0% interest rate over 30 years. 

@Reitta Seidel, yes.Maybe sharing some of your thoughts that made you post this question will yield more valuable feedback.In my market, single family homes sell all year round.  

With a 30 year fixed mortgage hoping rates drop so I can refinance into a 15 year fixed.

That, plus numbers just not making sense unless you put an insane amount of money as a down payment / buy in all cash, and other anti-landlord legislation made me look to a state like Ohio starting in 2021 and ultimately moving to Columbus to focus on building a portfolio and I've been very happy with my ROI both in cashflow and appreciation over the past few years. 

Can you hold on to anything you buy for 2 years before reselling?