(long response ahead)First off, I just want to say I see you—and you're doing the best you can under some tough circumstances.

Here is my short list:Overestimating the After-Repair Value (ARV):Investors sometimes overestimate the future value of a property after renovation.

You've (likely) got another 60-80 or more years ahead of you.

On that one, we documented maintenance issues and owner did NOT allow us to repair.

PM sent us a laundry list of photos and repairs from damages in the home. $4200. 

Plus, equipment can be a hefty expense and may need repairs over time.Instead of a conventional treadmill, I would consider a walking pad paired with a height-adjustable desk-- its cheaper and can be hidden/discreetly tucked away.

Honestly, reaching out to property managers is a great idea, and I’ll go ahead with that.The problem is that a good contractor is sometimes an asset in itself that can be hard to share.  

It’s more expensive but absolutely worth it, especially in late night/weekend emergency repair issues.

We added a mini split system, new floors throughout, rebuilt the deck, added windows, repaired waste lines, roof, siding, stucco, cleaned up the basement and remodeled the kitchen and bathrooms.

How did the properties you purchased turn out, and were there any unexpected issues like liens or repairs?