Some of the tenants text me and arrange for me to pick it up on my way home.

Offer someone something to use their money, equity or interest pick one.

With a little bit of luck hopefully they pick you first, or sometimes the competition doesnt answer their phone fast enough and you can set the appointment.Then even if you book the appointment, since this is super competitive, you are probably going to go against at least 5 other investors.

Cash buyer picked it up today for what my guys were asking

Hi Michael,You are getting the numbers turned around.If landlord does not pay utilities such as water etc. then you use 50% costs but if utility is paid go 60% costs.NOI is before debt service and NOT after.

If you hold the property for 3-6 months, that's roughly 3-6% (or 1% holding cost - that comprises of house payment + utility payments + taxes and insurance)If you add up all the numbers, you have...13-20% COSTS or you will end up 80-87% of the sales price.

Quickbooks is the best especially if you utilize the class system.

She picked up a job organizing and cleaning my wife's walk-in closet.

That would be adjusted up for landlord paid utilities.

Stick around and you will learn a lot about REI here, tons of great info, check out all the podcast there great.What made you pick St.