It's frustrating, you want to throw the baby out with the bath water after each failed deal only to realize that changing at every obstacle is also not wise.There are two things I already knew, but are worth mentioning.

Thanks for mentioning me @Jeffrey Bibby.

Hey Diana,Here are the guidelines I use, though you'll need to make variations based on your market, age of properties, etc.  

Someone mentioned it earlier about having a "bulletproof" home.

With an annuity, you hand over a big chunk of cash now in return for the promise that when you reach a certain age, the annuity will give you a guaranteed monthly payout until you die.

I think the view on landlords or managers can quickly shift based on the situation, particularly - as you mentioned - evictions and rent increased, or if we don’t bend the rules as much as one might like.I’ve been called all sorts on names.

@Joe Villeneuve Forgot to mention you for my previous answer.

I've been talking to someone I know who did a few flips over the past few years, and he mentioned he's always looking for people to fund his flips.

Based on your rent range and your total expenses, I'd say you've got some slim margins if the expenses include what I've mentioned.  

The previous discussion specifically mentioned 401(k).