They walked me through all the costs associated...of and by the way City of Wilmington has a shortage of licensed HVAC people who are honest and reputible.

what viewpoint do you want - that of an aspiring investor, an experienced investor? 

These are sometimes a good way to go, to be honest you may run into more hassle than it is worth, but I would buy from a company that is wholesaling appliances than a third party vendor/person since there is a way of going back to someone about it.

I know of ones on the market as well as some that aren't and I'm trying to connect with honest investors.

Honestly, that's what concerned me most.Once again, thank you very much!

Lots of very insightful and honest responses ...

I honestly don't care if the rates have doubled if the deal pencils out and fits what I am looking for I'll do it. 

Honestly I've stayed with hosts like you before -- people who manage dozens of listings with multiple other bad-to-terrible listings (that I found out about later). 

Honestly, I think the best place is a solid opportunity fund.

It honestly has a lot to do with responsiveness, knowledge, and empathy.