$2,400 per year cash-flow... it's so little... even if you bought 20 of these you'd be at $48,000/year... just doesn't seem worth it. 

There is no way of knowing what profits, if any, are coming from this activity, only that recorded sales prices have risen,If you dig deeper into the headlines promising 10% appreciation in 2024 and 20% in 2023 you will learn that holding real estate in most Detroit neighborhoods either had no increase in value or lost value from Jan 2022 - Feb 2024.

After 5 years, if I have 5% appreciation each year, this property will be worth $446,000.

So the property is now worth over $1M so if I gave him half his capital gains after my demise now.  1M - 150k=. 850k   His tax obligation for capital gains is calculated on half $850k if I expired today.  

You will never get your money back, just accept this and move on.Your options are: 1) Get a Small Claims judgement and record it so that it follows the tenant around.

Further more I think many investors invest with certain sponsors based on their on line popularity and not really on the merits of theie past achievements or should we say track record. 

The homes are worth roughly 500k together and about 190k equity between the two.

I really don't think I left much on the table considering they're my highest ADR bookings on record.  

To me the stress level of trying to renovate from 2000 miles away is not worth it and I plan to buy another turnkey SFH.

For what it's worth, over the years this has tended to be on the conservative side, and I hire out my maintenance via my PM.