I was thinking to suggest it, but not sure is worth the pain of putting in small furniture, get showings in a house rented etc etcThoughts?

It's called a Sheriff auction because in some states (Philly,PA in my case), the Sheriff manages, conducts and holds these foreclosure sales.

The property is located in Philadelphia zoning so dealing with that municipality would be a pain, but definitely worth it.

And I'm in California as well, so I understand the pain of commuting.

But, long distance management is a pain for me and the cost of professional management is prohibitively high for student rentals.In terms of cost of BRRR in Toronto, yes, it can get pricey.

I understand your pain, but when you forget the "real" part for a moment this game is all about tying up as much money as possible in self eliminating long term debt.

It's really a huge pain in the butt.As far as discarding, there are services that will do it for you.

The risk does seem reasonable, its just a pain if you have to start getting people out right away.

I am going to use an online rental payment system which only allows rent to be pain in full, internally on their side they can divide the rent into 25%/25%/25%/25% but it will not be sent and paid until it is at 100%.

I have had a few that were not so great in the past and they took a good deal and turned it into a total pain in my ***.