Do you visit the house with a contractor?

Paid cash, house was occupied and to make a long story short, After one whole year and many court visits we finally agreed on them moving out by mid August. 

you think i am being too nice?

I don't know that area, but I have a friend who lives there and could drive there to visit and look for cash flow properties.

Some are nice.  

@Amy Thompson I am going to (surprise surprise) second the opinion of @Dave Foster - while you're getting a nice rent rate here and the appreciation you've already seen is great, those HOA fees are dragging down your ROI.

I think once I got the hang of it, I could make a nice MS Excel spreadsheet that would run the numbers real quick.Another reason why everyone isn't doing it is because you need MONEY (at least a down payment) to do it.

Before actually visiting the property you might want to check if it is open carry or CCW.

In fact, it would be nice if more people put this exact thought into things because they would quickly realize the properties they are buying aren't actually deals. 

Would be nice to Converse about your method whether it’s buying hold or if it is more of a weekly trade or daily trade process.