I used a faucet as an example because that is an item that normally breaks down first and often observe customers walking down the fixture aisle at HD or Lowes looking for the least expensive option, whereas purchasing inexpensive tile or other cosmetic items won't necessarily cause maintenance issues although I would argue will cost you revenue (more on this below). 

Sober living facilities can carry a higher insurance cost plus riders due to liability and likelihood of predictable behavioral issues.

Especially if it an odd sized door that Home Depot or Lowe's doesn't carry in stock and requires a special order.

If neither of these two items are an issue then I can't see why they wouldn't let you do it.  

When an agent send you a video of a property walk through what are key items you are looking out for?

There is business to be had buying owner carry mortgages and deeds of trust..

There are some key limitations that are important:Passive losses can only offset passive income.Up to $25,000 in passive rental losses may be deducted against non-passive income if the investor actively participates and their modified adjusted gross income is below $100,000.Unused passive losses are carried forward to future tax years.Here’s an IRS article that further discusses the rules: https://www.irs.gov/publications/p9251031 ExchangesThis strategy allows investors to defer capital gains tax when they sell a property if they invest the sale proceeds into a “like-kind” property.

Over the year, I fixed some items up and raised rents as 3 out of 4 units were under market.

Buying a new, or nearly new property, even when at a 10% premium to the market, typically allows for higher rents to be achieved, provides for warranty transfer on items like appliances, roof, windows, and general construction, and prevents cap ex issues to impact annual ROI for the first 10-20 years.

I would probably need a hard money loan, not sure what carrying costs would look like.