I can't fire them because I am out of state so I don't want to rock the boat.

You will discover that not only will competent management be near impossible to find but the quality of tenants will likely also be sketchy to rock bottom.

Purchase price: $267,500 Cash invested: $60,000 3329 Pioneer Crossing Drive, Round Rock, TexasDeal closed 6/28/18Cosmetic rehab completed 7/31/18Rented out 10/5/18 (Property manager was WAY too optimistic about rent, had to drop price several times)Cash out refi 10/15/18 - got all but $60k back out What made you interested in investing in this type of deal?

LOLGreat plan @Bill Connell - a multi-unit property will rock no matter what you decide.Mike

Her family does not want to deal with it.I live in country side of Rock Hill so always looking for single wides on large chunks.of land as well. 

Seems to me like they'd tell you to kick rocks after the first few. 

Small towns like Adamstown and Point of Rocks area are slowly up and coming so i could see doing SFH rentals there or flipping distressed properties.MD doesnt have many multi family homes with tris or quads and even a lot of the duplexes in Frederick are all sold as single units so you arent even often buying the pair, so MD doesn't offer that aspect of buy and hold rentalsthere are a lot of people investing in MD, so i dont doubt  you can carve out a little piece of the market for yourself and make money i just think our market is very different than other markets.its not uncommon for people to drive 1+hr one way every day to work in the MD area and this is reflected in the housing situation as well. you can have people living in frederick, working off of 495. or even people living out of point of rocks area or along the potomac and taking the MARC train to work every day. 

There is a lot there that is ready to go for $62k with concrete pad, bulkhed, rock driveway, utilities etc. 

Add a rock garden or low maintenance plants. 

I always have my landscape guy build up the dirt around the home and install fresh plastic and rock.