However, the major reason is that one bad TIC investor can really muck up stuff.On STNL, dependent on the lessee (like a corporate place), they usually need some sort of warranty/surety that the lessor (you) is solvent enough to address non-NNN issues (like major CapEx). 

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.  

Without them, I’d still be going door to door pressure washing houses.

Take that car to the car wash and clean it top to bottom.

Well, at least properly imagine your circumstances, desires, and lifestyle if you had that kind of $$$...ONe of my business partners sold his Garbage company to Waste management and got a check about 6X than this.. and thats what he did .and he would just have the best time at cocktail parties when he would talk to a stock broker and they would ask what his return was. ( he was setting them up LOL) they would say the same thing shoot we can do way better than that.