Yet, I don’t want to be too conservative and miss out on building a bigger real estate portfolio.

Some other costs you need to consider which are commonly missed from turnkey proformas - turnover/rent ready costs, "hidden" property manager costs, closing costs, and lawn care/utilities/pest control/hazard insurance (if applicable).

I will break down the deal as clear as possible, but realize there may still be some missing info.Property: 12.5 acre farm on the outskirts of town.

She recently lost a newborn baby and everything has been downhill since She has stopped communicating with me for over three weeks now, has missed her last rent payment, has let the house go completely to hell, and I just got a letter from the magistrate that I have a court hearing over the amount of trash in the backyard.I posted a 30 day notice on her door being that she is month to month.

We found great satisfaction in being debt free.... fast forward and I realize that we missed the great garage sale of all real estate garage sales.

Zach,What am I missing here?

It could be worse - My PM drinks coffee and reads too long in the mornings, gets on the job by 10, goes to lunch by 1130, the gym by 2 and home by 4. 

Anything I'm missing?

Looking for an agent that is used to working with investors, knows the neighborhoods well, where development happens, the good and the bad blocks, the rents I could get, and most importantly is available and can move quick on a newly listed property (already missed a few properties because of that). 

My first few inspections were helpful to help understand building systems and routine maintenance schedules (don’t have to worry about that stuff when you’re a renter.)Sadly inspections afterward, for investment properties, only turn up obvious items that’s hard to miss if you personally walk the property looking in the nooks and crannies.Rot, poor wiring, improper framing, water leaks, etc that are behind the walls is when I’ve gotten into trouble.