I use a very non scientific $20 per foot for furnishing which includes a designer. 

The study identifies with forensic engineering detail the immediate Bonus Depreciation 5, 7 and 15-year personal property class lives qualifying portions of a building that are normally buried in 27.5 year residential or 39 year commercial categories.The Cost Segregation Study was performed on the Asset Depreciation Range (ADR) and is based on a 40% tax bracket for State and Federal Taxes.

Normally the tenants understand.If you're having consistent issues with a tenant abusing the HVAC only (if they are abusing other items then it may be helpful to find a new tenant), I know some HVAC companies offer an annual plan with a certain number of visits per year at a flat fee.

-The insurance market could change by denying/reducing coverage to addicts, putting this clinic out of business.The way I see it is even if the clinic shuts down and they break their lease, I could always rent it at market rate to a normal family, or I could just sell the property.  

.- Almost impossible to get any kind of unit damage paid for beyond what you have in a security deposit The rest of your statements about the homes needing a ton of work, contractors costing the same, and dealing with properties that are very tough to force appreciate are spot on.I personally do not invest in Section 8 housing anymore because they are normally cash flow purchases.  

Those are not the inputs that normally stand out in the excel spread sheet when analyzing the C/D properties vs.

Normally when the contractor disappears this means they are in jail for not paying child support.

Tenant advocates say it is due to greedy landlords without a basic theory of economics that increased risk requires increased return and that these rules lead to higher rent increases (good tenants penalized for bad tenants).As history has shown, the LL normally benefits from increased appreciation and rent growth but that is besides the point.  

Before you say 'you should have the money to get into a contract' I normally wouldn't be in this situation but I've just closed on a property that was all cash 2 weeks ago and a friend calls me on a property that's truly an amazing deal that I want to get into contract (has stable tenants renewing contracts above market, I can get for under market).

The investors I normally move forward with are looking for the stability of LTR and the ease of a turnkey product.