@Michael Smythe the repairs were never completed while the tenant was living there.

Would love to get that reference if you don't mind sharing it.

I want to buy a property from MidSouth Home Buyers and it say it’s a cash flowing property but I don’t know how accurate they are.

.), could help you cash-flow while you build equity - best of both worlds.Lastly, targeting properties that have been on the market 30+ days could be a good start.

To me, I just don't see how noone has been able to overturn some of these str regulations being promulgated by these cities. 

Multifamily experienced a huge downturn while single family was still doing ok.

You are only adding complications and costs with the LLC with no upside  This is all assuming there’s been almost zero appreciation and you shouldn’t sell tax free while you have the chance. 

Everything's too expensive, interest rates are too high, numbers don't work, etc.  

Quote from @Enzo Moraes-Chagas: #1: don't spend all your money on a property.

Unless you have evidence the tenant caused the crack, you are out of luck.It sounds like there should be a bead of caulk between the sink and the wall to prevent water from seeping down.It also sounds like you should inspect at least once a year so problems like this don't go undiscovered for so long.