Lauderdale (Changed roofs, added impact windows, plumbing, the whole 9 yards...).

In addition there is a plumbing error that is now costing an additional $8200. 

That can include roof, water heater, HVAC, plumbing, electrical, mold, rot, warped floor boards, bad foundation, termites, sink holes, fascinating animal occupants, bad reputations (that was a drug house or had a fire or was used for other things that I don't want to mention), and so on.

We plan to act as the GC for permit coordination, but mechanical, electrical, and plumbing contractors will file their permits individually under our GC status.

It puts a cap on how much protection purely domestic LLCs can offer.Now, I'm not here to bash LLCs.

It could also be the age of the systems (roof, electric, plumbing, heating) or other factors. 

-what kind of shape is the plumbing in?

Obviously, newer homes are the "safest" bet because they will likely not need any major CapEx expenditure.What's the oldest property you would consider investing in for rental property before major systems (electrical, plumbing, etc.) become a major liability and expense?

(Property manager takes 10%)Rehab would be:45K for new floors, paint, light fixtures, appliances, some plumbing and miscellaneous (one new window, etc) plus new HVAC and ROOF.

Examples of qualified expenditures include costs for structural work, electrical and plumbing systems, roofing, and other improvements necessary for the rehabilitation.