If you fully understand the process, the potential for profit can be considerable but if you do not, it can be bad - real bad.

Example I think an S&P index funds are a bad “risk adjusted” investment.  

So my question is is it a bad move to pull out all of the equity now and look for a fixer upper to rent out?

That means that if you are a landlord of lower end rental you will be accepting that applicant with felony convictions, bad credit, and evictions!

Any good or bad experience you had with them?  

I built this budget template based on my research but am only seeing bad investment returns / don't really know what I'm doing and would appreciate any feedback you all have to offer.

.#1:  Rules of thumb will eliminate good deals as well as bad. 

Just the other day I saw someone had used black sheet rock screws in the hangers on a brand new deck (non-permitted obviously, and not a single lag or any flashing on the ledger board, and they painted it immediately before the pressure treated lumber had even dried out so that’s going to peal in the first year, at about the same time that those sheetrock screws start to rust lol). 

They already have a track record (good or bad) with you, so you can decide based on payment history, inspections, etc.

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.