This means competition is highly aggressive here in metro Atlanta.

First off  you have a CRIME FREE /Drug Free addendum on each tenant that lives in your rental.If you notice suspicious activity or have reports of the same you give tenant notice of high traffic / volume of people to unit as notice to cure.. if this continues or you see or smell drugs you give notice of non-compliance and lease termination. yes you can ask police for advise.. but your main goal is to limit the calls police have to make to your property so you don't want to be listed as a nuisance property. but if the issues warrants it yes call the cops and if a neighboring unit is worried tell them to call the cops sometimes you have to have a record of police calls to verify the issue so you can write up infraction for eviction action..

I would also highly encourage you to become active in your local real estate clubs if you are not already.

if your doing fha va then your basically 95% leveraged and you should not expect positive cash flow until rents rise a tad.. have small negative cash flow on a highly levered deal is not a bad thing I you have a quality property and you believe rents and values will rise over time.Virtually every investor for instance that invests in the SF bay area is negative the first 2 to 5years but then they kill it on appreciation..

They were actually great to work with and gave me a full refund because my iron levels too high.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

It was highly recommended on a BP thread many years ago.I don't do subject-to's, but just be careful. 

*Credit is low to mid 600s due to high credit utilization as a result of covid.

I have a home that is an STR in a highly desirable tourist destination.

I am looking for an appreciation and to cover most of my mortgage.Also any tips how much such reno could cost are highly appreciated.thank you