In all that time I’ve only really had one disrespectful set of tenants who were significantly different from the mainstream both culturally and in terms of their religion.

Post the listing, Any local investor would be  able to tell you if you were fleeced in the acquisition, Birmingham is notorious for being different street to street. 500k houses one street over from 100k houses.

Duplex have different zoning that may permit additional units.

If the new PM company is unable to help you navigate this, you might need to look for a different PM.

However, they approach financial health from different angles.The 50% Rule is a quick estimate that suggests operating expenses (excluding mortgage principal and interest) will roughly equal 50% of the property's gross income.The DSCR is a more precise calculation (Net Operating Income / Total Debt Service) that determines if a property generates enough income to cover its debt obligations.Deal example:- Class C middle class neighborhood- 4bd / 2ba single family house- ARV: 190k- Purchase: 105k- Rehab: 35k- Market rent: $1,400-1,525- Section 8: $1,475- Property manager: 10%- Taxes: 125 month- Insurance $1250 yr- HOA: $55 month- purchased and rehabbed with all cash.

The capital loss would be calculated as the difference between your original investment amount and the amount you received back (in this case, 10% of your principal).

I've hired social media experts (a little different) that work under a similar structure and it's been working great.Not to mention team off-sites if you guys are located in the same area also help a ton.

That’s a far more realistic path to identifying a market you’d be comfortable operating in, which is inherently different based on the goals you’ve written down (or are about to write down after reading this). 

Your not correct under many different circumstances.First property tax is 1.1% (fairly safe) with 2% annual increase (prop 13).Next expenses include a lot more than property tax and interest. 

Cool to see but could have done that at my own pace..... the property tours are informative and show the different levels of facilities...