She states minor work is needed: covers for a couple of outlets, kitchen refresh, cracked window to be replaced.

I will graduate with my BS in Electrical Engineering in May 2025.

Most engine lubricants contain lead and if handled improperly can contaminate the soil and thus allow lead to be tracked into the home.   

Unrelated to HOA but if homes won't pass the safety engineered designation, who demo's house and haul off and when does HOA or city make owner to remove?

I moved to Mobile about a year and a half ago from New Orleans to follow work (I work at Austal as an engineer) and just recently got bit by the real estate investment bug.

If the tenant identifies an area of moisture that may be causing growth we immediately address the source of the moisture, replace and damage building material (usually dry wall) and or use mold cleaning solutions/mold blocking primers as required. good luck

An additional benefit of a detailed engineering-based Cost Segregation Study is that it can increase potential insurance premium savings as well as provide support for the property tax appeals process.

They installed bidets without my permission and created plumbing issues so I had to pay for a plumber to come out several times, I've had to replace a frontdoor knob and deadbolt last month even after we rekeyed the home prior to them moving in, the garbage disposal blades were jammed so had to call a handyman, repaired a broken window which my property manager claims was broken prior to them moving in even though the repair was made 3 months after they moved in.

Add another 10 units puts you closer to your goal.I wouldn't worry too much about the $15,000 initially, and focus more on adding doors.  10 years is a lot of time to raise rents and replace your income.  12 units by the end of this year puts you at 16% of reaching your goal.  

Long terms more cashflow to replace my W2.