@Wendell FongHi Wendell,Yes, unfortunately that's accurate.

 A friend of mine has purchased a 1st lien position performing note from https://sierracrestcapital.com.

Cap rate has nothing to do with investment performance.

For the evicted party, around here (minneapolis mn) we have the sheriffs office (for a fee) perform the eviction/removal.The time we evicted a tenant.

That can get you into a place that will perform and you won't need to worry about HOA and county restrictions.

I typically keep selling an asset as the last resort, unless the asset isn't performing, which it seems yours is.

I don't know why any real estate investor would pay another company for leads when you can download 10,000 leads per month that are much more accurate than canned leads and for only $79 per month. 

Landlords mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.This also leads them to ASSUME simpler is better when it comes to management contracts.

My realtor friend is supposed to be getting me a more accurate number for that here soon.

Is performing note investing viable for me?