Pioneer, Mr Cool and others go on sale regularly for around $600 for a 12k btu unit. 

https://douglastax.org/wp-content/uploads/2019/08/Tax_Sale_P...This seems to explain it pretty well.Unfortunately I don't see anyone regularly post about GA sales, so not sure there is an expert here on BP. 

With a note (while you can force appreciation by converting from non-performing to performing) you won't see any other appreciation, taxed at regular income rates, and lowered equity over the course of the payment schedule and it looks to me that you are only investing for cash flow. 

I'm Jenny's partner and I witness it first hand on a very regular basis.

If you find that you need to replace cabinet boxes, home depot sells unfinished birch that paints much nicer than the oak cabinets available at menards or lowes (oak can have tannins leak through and yellow the paint if not properly prepped if you use regular paint).

You need an accountant and tax consultant and a real estate expert to sit down and put the houses in order of their value vs. their cash flow if you and your mom do not plan to go back to regular jobs.

Regular reconciliation of accounts and maintaining a clear separation between personal and business finances is crucial.

You'll also want to ensure you have a good property manager to look after the upkeep of the property if you are not there to notice anything deteriorating or which may need attention.Creating an LLC in California could cost you a minimum tax of $800 every year.

Upon termination of LSI, they are now charging me  CANCELLATION FEES which are equal to the regular monthly Prop Mgmt fees (8%)  for the remainder off EACH lease. 

I know my Nest-E does NOT have this function while my regular Nest does.