There is no 30 day waiting period needed to buy them back, so theoretically you would expect the buy/sell volume to wash out.

I go from 1 hose bib to another , problem is you cant attach 2 male ends , so I grab a washing machine hose , It has 2 female ends .

I would not want to go outside to do the wash, but maybe it's commen in Texas?

And appreciation is never guaranteed.Unfortunately that one is a wash if you are hoping for profit via cash flow (versus speculation).

We've yet to run into any major repairs that have had to be done, thankfully, they've typically been things we do ourselves on our quarterly walk-throughs for PM, or they've been convenience repairs like sanding and re-staining the decks and power washing the siding and sidewalks. 

Mold appears to be limited to drywall in a couple areas (wall behind a shower that was leaking and has been repaired, wall behind the washing machine).If remediation is $5k for a small job (pulling that out of the air), I doubt seasoned flippers routinely have this professionally remediated, especially when simply tearing out drywall/replacing/wiping down with bleach after correcting the moisture problem is sufficient to correct it.

BEST way to figure out who to contract with and wash our hands of things is to shift the liability to title company or attorney

Some good tenants left because they got sick of paying huge utility bills, when other apartments included heat.If you pay water, make sure tenants are not washing cars or doing laundry for all their friends.

@Ashish AcharyaThank you.I understand it better now, even though HVAC is a major component of a home,it's dealt as a separate entity that depreciates, likewise I am assuming that would be the case with refrigerator, washing machine furniture etc

I have added to it over the years to include things like - no car washing or exterior water usage, no pools or slip in slides in the parking lot, can't move the furniture outside, no hot-plates, etc, etc.