The neighborhood will have a larger impact on your cash-flow than the overall market.This is why we consider every layer.

The property is actually two separate units so that added another layer...a basement and older property yet another layer. 

The other big thing to avoid are original windows with 5 layers of paint, half are painted shut, another quarter don't open/stay open, etc.

I've tried to be more concise in my posts#4 I've had people DM about LLCs after I've posted multiple times about looking to get LLCs, holding companies all layered under a trust (still don't have LLCs).

Several layers of disaster noted in your investing plan1. using a wholesaler 2. unknown closing method 3. you didn't look up his license and complaint boards 4. you allowed contractor to cut corners and cheat  to save a dime 5. you didn't listen to your gut. 6. you issued checks before you verified work completed in workmanlike manner and didn't comb through the bills.......Learn from this.

Buying out of state adds another layer of risk, but I cannot afford the California duplexes and 4plexes.

That type of behavior is everywhere masked under "trying to help a family".

Once you understand and hear that, you layer in what you have learned and your plans to align those.Another tool you could use: my wife likes to hear from others, as well.

Yes there is a thing called personal responsibility but it's other layers present as well.

I'm so much happier now, earning more income and tax benefits, don't need to be involved in the properties, and have reduced my liability with an added layer that puts more distance between me and the tenants.