Hope you're enjoying BP.

If you were in the area or if you have someone that really knows the market in the area you could take that gamble and it may pay off but just as easily it could leave you selling for half of what you purchased it for in 5 years.Now my final disclosure, BEFORE YOU BUY ANYTHING in Port Huron you need to go read the new zoning rules that the local government has passed that no longer allows rentals in certain neighborhoods as well as the landlording regulations that require rental certificates and inspections.I do want to let you know that when I started investing in Port Huron in '09 I had hoped to buy bad houses in the Hospital / College area, fix them up and rent them to stabilize that community.

Also, mention that your tenant has been instructed to contact law enforcement in the event her "quiet enjoyment" is interrupted ( if the stripper or anyone else shows up).

Its a common practice for them to pay the first couple months then stop and enjoy the free ride for 3 months as I struggle to get the money then evict.

You might enjoy it: How to Buy a Small MultiFamily Property: A Step by Step Case StudyOh - and don't forget to set up your Keyword Alerts!

I actually recommend working all your routines, from rent collection to maintenance, into your life (especially if a part time landlord)...So it may depend on your situation and scale, but getting my mail box money is probably the easiest (even enjoyable) part of the job.

I thank God for you, for my family and for a free country where I can enjoy both. 

Then you could get a simple job that is enjoyable, low stress, keeps you productive and healthy, and pays another $2,000+ a month.

You should look into a cluster of multifamily homes, or even invest into a platform/fund so you can get exposure without the headache of being a landlord (unless you actually enjoy it)- I'm not sure what you're referring to interms of property needing to be 2x your current value... was that in reference to 1031?

You would disturb the tenant's right to quite enjoyment by renovating the house and then you would essentially change the terms of their lease by adding another roommate to share the kitchen, bathroom, living room, parking, etc.