Deals are out there they just fast.I stay away from condos because of the HOA and rental rates, There are so many institutional investors building condo complexes which make that market feel saturated.

You’ll pay a little extra for this service but the manager is in your court because they benefit from a house which rents well. 

Ashley,Georgia does not have statutes on rent withholding or repair & deduct remedies for tenants, but Georgia courts recognize a tenant's right to repair and deduct.For more information, see the Georgia Landlord Tenant Handbook, 2017, Georgia Department of Community Affairs.Also, check your local housing ordinances for any city or county rules that cover tenant rights when it comes to repairs.

There is no REAL legal documents for you and you have to go to court in hopes of getting something out.And I wouldn't go to court if I invest 5k because the court will cost me money too.On the other hand I can use this 5k for down payment to buy a property and rent it and let the renter build me equity with solid legal paper work.

I own a 20-unit complex which is managed by Appfolio, so it distributes the vacancy to various sources.

We buried the lead there didn't we.They aren't paying the $100 power bill... and oh yeah they aren't paying the $1,200 rent either.In normal times notice to pay or quit followed by eviction, in COVID times probably still post notice then communicate on a payment plan if possible, and if not then eviction when the courts reopen. 

It may be the case that he vacates with the potential of going to court or being evicted by the police. 

With covid would duplex or small apartment complex be a better bet than single family properties against a real estate down market?

I'm also divorced and pay a nice chunk of child support.In order to rent a decent place until my kids are a little older (14 and 17 right now) I rent a 3 bedroom unit in a rental complex. 

It provides no assurances that landlords can collect rent, remove problem tenants, or get a fair hearing in the court system.