Again, others might feel differently here.3) property level due diligence: (takes seconds to weeks per deal): here is where I drill in with the low-level details.a) pro forma popping: I examine all the assumptions, and see if they are overoptimistic or not.

Roof: $10,000Siding: $12,500Exterior Paint: $5,000Interior Paint: $7,500Demo:  $4,500Landscaping:  $3,500Updating Electric: $8,000HVAC Replace: $9,500Flooring: $6,500C&C: $9,500DW&T: $11,500Total: $88,000 (~$35/SF)

.: Originally posted by @Levi T.

Judging by Best Properties rant (above) I would say that some self-examination may be in order.

and @Matthew Paul thanks for heads up and tip.I was thinking about switching the t-stat to one of the old style ones.

Examine the bottom half from every angle - how much you can make, what else you can get for your money (don't worry about how much you make on these, they are time suck and the lower half of your portfolio)That's a good place to start.

t happens, and it usually happens when one least expects it. 

Toxic paint et al.Would you want your family living in house remodeled with cheap Chinese s**t?

If there are items of value left behind, or even personal items of sentimental value, I will follow the abandonment rules to a "T" to avoid any legal issues.

Unless you're an idiot, and if you know you're one then stick to something really vanilla like VOO, SCHBB, QQQ, IYY and some T-Bills.