It's too bad I think otherwise, maybe I'll become jaded and write posts like this one day, but I sure hope not. 

But I’m in an area where $500k+ with 15k+ in taxes can be the low end so I’m trying to not be jaded by a lower prIce poInt.Very much appreciate the feedback from everyone...

Jade, thank you for the response!

Toss in his retirement, whatever his disability is (which IS tax free) and the fact that his fiancé is working full time and even without his second BAH payment and his employment rent should be covered assuming this is an important goal for the two of them.If I sound jaded it's only because I once rented to a young (early 30's) veteran who was not only 100 percent service connected but also managed to draw social security AND had the Wound Warrior Project fork over his security deposit AND first months rent for my SFH. 

My area has very few HOA's so perhaps I just have a jaded view and if I knew more I would like them.

There are great PMs out there, but there are also jaded landlords who don't really give a rip about you, your tenants, your property or the $200 per month they get for managing your four plex.

@James Wise,I'm not sure if it just shows how a few years in the industry jades you, but with 75% of them, i thought "Not that bad, just need some good bleach and a hefty scrub brush!" 

@Jade Utley have you done any local wholesaling?

I can tell by the way you speak of the breed "Damn pit bull" this is BIAS and personnel that is fine.you of course are entitled to do as you like but if giving advice lets try to be honest and open not JADED. you may learn something.

I'm definitely jaded coming from the Bay area.