We have talked for hundreds of hours over that year’s time because some things take time to sink in for me.

Does anyone know the reality of what I'd need to get rid of a problem tenant?

Too many headaches for cash flow on paper (which is actually negative in reality) : stolen AC unit (thieves climbed a 7 ft fence), attempted break in (alarm scared intruder away), repair issues, winter weather (make sure someone turns up the heat on a vacant property).

But since J properties generally depreciate over time (not like properties back home which appreciate), the idea of sinking cash into a property that is worth less five years from now is not terribly appealing.Like you say, then the question is what sort of yield can you get, and will it cover the deprication losses?

It's a shame this is becoming a reality.

I go with strictly A+ rated vendors/companies and still check reviews online, but I've found that BBB reviews and ratings are a good indicator of how efficient they are.The 'manage the PM' seems to be a tough reality of the PM industry.

I can see some small town not caring but the reality is their are risks here.

Back in 2008 when I was sued by a seller, yes a seller, for $2,000,000 for a house I bought in 2001 (let that sink in) he sold me the house in 2001 and sued me in 2008, I thought it was a joke.

I would suggest adding in some extra bracing, especially for the sink cabinet.Lowe’s has some nice looking Shaker cabinetry, and if you find that 20% off coupon it works even better.If I remember correctly all these cabinets only costs me $500. 

So if the second kitchen has the sink backing onto a wall that has plumbing on the other side (eg another kitchen or bathroom) or it can be run from the basement up.