Or, particularly expensive to hire people in the area to deal with any day-to-day maintenance or tenant issues?

I think you lost me in all of your paragraphs.What are the following numbers:In Place Rent:Existing Debt Service:Existing Peripherals (Taxes, Insurance, Association,Maintenance, Utilities):Property Tax Rate:Also... when you say you "put a ton of money into it"...

That would put annual rent at $10,800.

We have maintenance install the washer and dryers so they are hooked up correctly.We use teflon tape,the steel braided hoses wit the high quality washers on the inside.Where the discharge hose goes into the drain we install a strap to the wall so the discharge hose won't fall out when draining and leak.Even given all that if they have an old washer it can give out and water can be released.The simple fix is a drain pan under the washer with a pipe that ties into the discharge pipe in the wall.All of this will cost about 40 bucks or so not including labor.Well worth it than cleaning up a huge leak causing massive damage.We also check the hot and cold water valves the supply lines hook into from the washer.The valves might be gone and partially leaking.Also if the tenant installs the washer and dryer they might over tighten fittings causing bent pipes and damage or under tighten having leaks.Been my experience with over 20 units on a 30 year old building.

With a standard SDIRA, you can use a company such as Equity Trust and they have all-inclusive annual fees based on the amount of the IRA value.

Annualized, that's over 50% return.You, on the other hand, would be earning about $12K on your $85K investment over 6 months, for an annualized return of just under 30%.So, from this perspective, he's earning a better return on his money than you are *AND* he's putting in less work.

Lessee is responsible for the payment of taxes ($1500 annually), insurance ( approx. $1000 annually), and utilities (not sure at the moment)Question #1.)

Who pays taxes, insurance and maintenance?

This indicates an expense ratio of about 33%, which is extremely low unless you're doing the property management and maintenance yourself (in which case, you need to factor that time/effort into your equation).The reason your expense ratio seems so low is that you have just rehabbed a couple units and just started filling vacancies.

Here's the link http://cashsac.org/about_usAlso, we gained a lot of traction from annual festivals and a farmers market.