This was my eleventh investment property. This property is back in Memphis. I have been watching this area of Memphis for properties because I feel that it will appreciate over time well, but it still has to cash flow. I was referred to this property because of my connections in Memphis. I knew, going in, that this would not me my highest cash flow property for the first few years, but I liked the property and the location. This property needed exterior & interior painting, new light fixtures, moved the new water heater to a different location, flooring and cleaning. Oh, and surprise water line from the city leak. It was easy to rent, because I under asked on the rents. I am not the landlord that feels like I have the get the top rents. I would rather have a solid tenant than the top rents. Once I offered and got bombarded, I felt that it was not right to reject the tenant applications and jack up the rents. Lesson learned and I will be more careful in the future. This tenant got lucky and the rents will increase on lease renewal.