As you increase # of assets owned, you’ll realize that you’re replacing large cost items fairly regularly.

Other expenses that I've incurred are 2 1/2 months worth of credit monitoring through Score Sense at $40 per bill and a 23% APR personal loan of $2,800 to absorb a balance that I already owe on another credit card which was at a 0% introductory APR for another 6 months so now I have toxic debt thanks to their underwriters.

That's a much smaller loss than what you've currently paid.A good PM would give you regular updates and take charge of the situation to protect your income.

During construction, Regular site visits and communication with the construction team will help ensure the project stays on track.

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

I also regularly have tenants that complain that the furnace isn't working and then my HVAC guy has to come out to tell them that they need to set up an account with the gas company - even though it's been explained to them when they moved in.And then there was the tenant that called me on the last day of the month that she had bought $ 300 worth of groceries 4 days before and then went out of town and when she came back the fridge had died and everything had spoiled.

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).