She gave a complaint to county code enforcement (I think the third time in the last 1 month has not paid rent yet) who took pictures and reached the PM to fix it soon(all this happened  over the weekend Sunday one day).

That said, some folks do well if they’re buying for pure cash flow and holding long term.Just curious, are you leaning more towards long-term buy-and-hold with steady income, or do you want flexibility to sell and recycle capital down the road?

But low prices reflect weak long term demand due to the decrease in population.

I used Steadily last time and was not super happy with them. 

Buyer activity and interest rates will play a big role in determining whether we see a gradual softening or a more noticeable price adjustment.I’m keeping a close eye on local trends and buyer behavior.

If you are below market rent and a tenant vacates it could be faster.Mostly I ask these questions in hopes of educating other newbie RE investors.Because the expensive cap ex items last many years, I fear your expenses likely do not allocate properly for these costs and your cash flow is worse than you realize.I believe the current market is challenging.  

I assume your free rent for a remodel situation is not going to last beyond the remodel (maybe I'm wrong) so you will in some short order need a place to live that your son also can come stay.

I’ve been in this game long enough to see the same regret come up over and over again — people selling their properties too soon.

That said, the cash flow potential can be strong if it’s managed right and near a steady university presence.I’ve seen a few investors make it work well by focusing on strong lease structuring (individual room leases, for example), all-inclusive utilities, and building solid relationships with university housing offices.I’m involved in lending, and I’ve come across some creative setups in this space that were really eye-opening.

So if you have one long term rental and one short term rental, it can be difficult.practical example: you have a long term tenant that stays for 365 days.