The flips are a simple list & sell strategy.

Hospitable, while simple, works.

Does anyone local to Memphis know what the going rate for simple repairs like that should be? 

Look, I think of it this simple, I don't know a single established millionaire who does the "standard" consumer debt thing.

In our experience as a property management company, we allow owners to use home warranties, but they are required to coordinate directly with the warranty company themselves.The main issue we’ve seen is that home warranties can significantly delay even simple repairs.

It's pretty simple.

In any event, better communication could have been had to keep you in the know!

Its simple arithrimetic but often there is an angle and no prop is the same.  6)  good beginner rule I use for myself is that for a buy and hold multi - if it needs more than 10k of work its probably not a great FIRST investment.  

Always ask for references and examples of similar projects (pictures)The Red Flags you have to Avoid:Lowball bids (too good to be true often is).Poor communication or delays in responding.Hesitation to provide references or sign a detailed contract.Cash-only deals or pushy behavior to secure the job.

In 13 years of owning the townhouse I have never had any communication from the HOA board and no notifications re any annual meetings.