(Please keep in mind that trying to use this if it's not legit isn't any different than parking your car in a disabled spot without having a legit disability... bad karma)

I don't think an expense ratio of 30-35% is a bad starting point before securing real financials.

That's too bad because your length of time held could have made this one an easy 1031 candidate as @?

Too bad we can't move posts to a different sub-forum after submission.

If it is just bad estimating it's on the contractor.

Shadow a couple deals of other investors and/or find a mentor at your local REIA or Real Estate Meetup.You could also take a deal to a hard money lender, whether or not they choose to lend to you should be an indication of a good or bad deal.

Its also not a bad idea to calculate long term ownership cost. i.e. if the roof is 10yrs old, in 5-10yrs you are going to have to spend 10k+ on a new one.

And, some of them offer no cost trades upon transfer and cash incentives for transferring accounts.No more fees, no more crappy online experience, no more waiting weeks to access funds from transactions, no more having to request statements or documents, no more M-F 8-5 only hours, no more bad advice.

The parts he bought in aren’t bad and he uses property management for all of them.

You cannot buy a property and leave it vacant most of the year without it being a drain on your income and exposing yourself to some serious dangers.You cannot just leave the property vacant and not expect bad things to happen.