My lender just informed me that my seller concessions exceed the relevant closing costs (including points buydown) and that the money left over will be a “wash”.

Was he/she worth the few thousand bucks?  

I think some of this is fairly normal for new investors and a lot of it will come out in the wash in 10-15 years anyway.

So my tenants  told me they have been emptying the washing machine into the sump pump past 6 months (As opposed to in the shower. )several circuit breakers stopped working and the electrician just told me It’s because  because the sump pump circuit breaker shorted. 

Natural market cycles are a good thing because it washes out the low performers- seems like this is what is happening?

Once I explain our process, the relief that washes over them is magical.Here's how we handle it:We charge an admin fee for breaking the lease.The tenant remains responsible for rent and utilities until a new tenant moves in.We take on the burden of marketing, showing the property, and screening new tenants.

When I called the owner and told him who I was, he said he was actually thinking about calling me to see if I would be interested in managing the property for him.

I was thinking it may be closer to a "wash" or, maybe only slightly more only bc w/ a duplex at least we aren't paying for two exterior wall materials for two sfh?

Monico,  It gust so happened that I washed a great webinar put on by Dave Meyer from BP.  

Some "dude" just saw that other grey walls, white shaker cabinets, and a white-washed style LVP sold down the street and so that is the easiest way to make a buck.