Best of both world, meaning good quality and low cost, so requires smart design and choices.

So the following breakdown: Day 7- Courtesy "you need to pay your rent" notice goes up (both posted on door and regular mailed) *records are kept of mail date/location and photo evidence of notice posting*Day 14- "14 Day notice to Pay or Quit" goes up (posted on door and mailed both certified and regular) *records are kept of mail date/location and photo evidence of notice posting*Day 28- Eviction officially is filed with attorneyBy this time we hope that the tenant has made an effort to pay but if they are unwilling or will not communicate with us, we have no further choice but to bring legal action against the tenant(s).

When using an SDIRA to purchase real estate, investors should ensure there are sufficient funds within the retirement account to pay for any needed capital repairs or operating expenses during periods of negative cash flow.Home equity loan and HELOCsHome equity loans and home equity lines of credit (HELOCs) are 2 ways of borrowing against the equity in an existing property without having to sell.

They are all excellent rentals now, at market rate, and not a single one of them gets a Christmas card.It's a personal choice.

You haven’t made any bad choices yet. 

Also, regardless of what type of value you bring, it has to be sufficiently valuable for the partner to benefit (and if the partner is a highly experienced and successful RE investor, they ain't gonna come cheap! 

If you have no other choice due to your home state market conditions,  research a market which would fit your financial capabilities and then begin assembling a team including a realtor, lender, property manager and contractor.

Perhaps the rate increases are slowing down but getting rid of the variable rate debt still seems like the best choice. 

My question is, when doing the rental analysis report I did 50k in rehab costs and granted it is an older home, but does that seem sufficient for "running the numbers"?

If Dallas is your choice happy to help.