The other property was vacant for awhile during repairs so I owed money…which my property manager charged me two bills for but she never forwarded it to the water company, this was in 2022, then tenants moved in and owed more.

No matter how well you plan, there will always be unforeseen issues – from hidden structural problems to unexpected repair costs, or project delays.

Do you do wraps, subj-2, lease w/option to purchase, CFD, Owner Fin, SDIRA, Owner financed 2d mortgages, Joint Venture the deal where you bring some capital and maybe help with repairs and sell and do splitsies, ....  

If that's the case, you should be able to repair it, without replacing the entire roof. 

I've also spent $10k on repairing what I thought was a foundational issue (it turned out not to be).

I wasn't unprepared—I had a clear idea of my MAO,  ARV, and estimated repair costs.

The security deposit will be used to repair any such damages or any other obligation against said security deposit including but not limited, to unpaid rent." 

In that same 6 years I have had to replace the stove and water heater, have the dryer and oven fixed, and had a tree trimmed and an eve repaired.

The suit does not describe too many specifics more of a broad range of things not disclosed that were repaired.

I just passed on a good one that had some equity with small repairs needed.