He's in an age and stage of life where he needs cash, not investments.He is fine with me replacing the tenant at market rate if that's what I need to do.

(And I would tell you to not buy a property that doesn't cash flow unless you have significant resources behind you that could absorb anything that could come at you - like replacing a $5,000 AC one month followed by replacing a $1,000 hot water heater the next).   

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.

So it's a pure expense.

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.  

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.

There are very few, good buying opportunities in the Austin metro-plex for pure investors.