For my rehabs, I pull owner builder permits where needed even for work done by licensed contractors.My jurisdiction does not require permits for cabinets, counters, or flooring replacement.  

Washer dryer, maybe if I could fine nice looking ones.Depending on the quality of the rental property, I would look at nice used replacements for a range if the house was just in service and between tenants.

I definitely would like to have my own personal BRRR properties etc, but I want to learn the market and learn the game and yes replace my W2.

Maybe $8500 if I have to replace the appliances.

It costs the same amount to replace a roof or furnace whether the house is worth $300k or $30k (assuming a similar size).

Let the tenant vacate, and you have one month to find a replacement before you incur any losses.

While they did try to get the lender to work with them, they don't want to replace the management company because they are part of the GP.

Unfortunately - my current lot for my primary is 1 acre and VERY sloped, and close to a water source (creek), so the county has not even allowed me to permit my downstairs finished basement without an extremely costly renovation to our septic (over $60,000, and that doesn't count demo'ing and replacing our driveway to get to the existing tank and leachfield), and even if I could permit it, it would essentially need to be a treehouse in the redwoods due to the slope (not a bad idea though, I would actually love a livable treehouse on this lot!

For example, we replace marginal roofs, rip out all the old galvanized plumbing because it saves me a lot over the long run.

.- If you hold a rental until death, you can pass it on with a stepped-up cost basis, limiting captial gains if then sold (limited by inheritance tax limitations).Too many newbies on this site trying to replace their day job income via "passive" real estate investing w/o digging deep enough to understand how it really works.