That’s not the norm but it’s more than enough to want to take my family elsewhere.As an investor I flip, buy/hold and wholesale when the opportunity knocks.

Take the hose and when you get the water bill, knock on the door and politely give them the bill.

Few things that helped me really jumpstart: 1) Who you work with matters: Your brokerage is more than just a name, I am with Keller Williams Boise, and most people love to knock on exp/KW/local brokerages for the stigma's surrounding them but the bottom line is, it's a name.

It's the old "I can't lock the door but I can knock a hole in the wall." 

Have you ever considered going direct to seller with direct mail, driving for dollars, or door knocking?

But at a modest $250k, its quick to hit very competitive net yields.Largely this is a function of an inefficient market. 

honestly, this "rehab" if you can call it that stinks to high heavens. i think your mind is getting clouded with the assumed cash flow amount. i foresee quite a few capex/opex items in your near future. the roof alone is completely unacceptable. they probably had some shingle slappers come out and knock it out in one afternoon. wouldn't be surprised if there are more issues hiding underneath. everything is fixable, but i'd be weary of everything else you cannot see. has your inspector snaked the drains and made sure there are no leaks in water lines?

Live simple and modest.

It's going to "motivate" the tenant to hand over his rent to you, rent he has worked and bled and done without to knock out, when you're obviously going to spend it on toys.

Maybe it was on but not sealed and when she moved some boxes down there it was knocked off because it wasn't sealed?