However I have had to replace some major appliances recently which had put my in the defecate and added to my motivation to sell (Hot water heater, two refrigerates and a washer/dryer).

Let's say you burned through $150,000 in appliances and "more costs", ya still have $500k vs $250k. 

There was another break in, massive water damage, they stole all the copper wires, appliances, hot water heater.

A fourplex means four times the appliances, plumbing, HVAC, water heater, and other repairs, driving up maintenance expenses compared to a single family.In Las Vegas, multi-family properties attract transient tenants, like singles or couples without children, who typically stay 1 to 2 years.

There are various other items that may come up such as: Proper firewall suppression, adequate entrances/exits for fire safety, stair safety, size of kitchen appliances, etc... for my specific example. 

What i did not have to do while owning them though was roof plumbing elec appliances stuff like that.. those lasted a good long while..

But it's a 3/2 and I think I could rent it for $1000-1200, has a lot of NEW things already in it (AC/heating, kitchen cabinets, appliances, flooring) but bedrooms need to be finished remodeling. 

I talked to numerous California investors in real life and phone/Zoom calls who have lost money in far away OOS markets, mostly Midwest markets (e.g. repairs, capital expenses, bad tenants, properties vandalized while under renovation, evicted tenant stole all the appliances, property managers with high fees or overcharging for repairs).

Cash only, not your used underwear or broken appliances from teardowns.Opportunity Zone Funds investments.

Winter doesn't bring too much extra cost as long as the home doesn't have outdated appliances and has sufficient insulation.