You maybe beating the market driving around without car insurance, but the one accident you get into without insurance will average you back to the market rates.I see flippers every day trying to pay $40 per sq ft on a $75 per sq ft rehab.

I currently have 14 units (6 unit, 3 duplex's, 2 single families) and try not to go below 8k-10k in reserves just for the unexpected.

Do not feel sorry for yourself about your situation.My father was killed in a car accident when I was 16 years old.

Tenant hired a moving company, movers lifted up couch, couch was stuck to floor and ripped up a chunk of the composite flooring with it. Now I have a hole in the middle of the living room which can only be replaced b...

I have also run into repairs that I feel should have been caught before a tenant was placed, but the house is a little old too, so not terribly unexpected. 

The lowest receives a 17% ROI (which was due to an unexpected tax hike after closing) and the highest is 23%.  

Look for any maintenance issues, legal disputes, or deferred maintenance that could impact your investment.Lessons Learned: Make sure to do tenant screening, setting clear rental policies, and have a contingency fund for unexpected expenses.Local Networking:Explore local meetups like the Houston Real Estate Networking Club and the Real Estate Investors of Houston (REIoH).

Negotiate well.Me as LL have many unexpected occurrence in the past, that due to the nature, the tenant can't live in nice condition.

Mostly with unexpected demands on time, costs, and energy required to turn four walls into a full time vacation rental HOME. 

In such a short time she could be ill or in an accident and the notices you already sent will probably get you a reaction.