how do i get an accurate or in the ballpark number if im self managing and its my first time No, insurance doesn't cover routine wear and tear.

The laws have addressed this since the 80sWe routinely still review prospect returns, some prepared by the Big 4, where there is incorrect reporting!

Most of our tenants are reasonable folks, and the buildings in A and B level communities have mostly routine issues (leaky drains, roofs, etc). 

Doing a cash-out refi is pretty routine. 

Me and my wife flew to Houston thinking it will be routine signing event and we will be back in the evening.

Our team (@AJ Exner and I) utilize three very specific programs that allow for cash-out refinances at 3-month seasoning.Clients of mine routinely wrap up their rehab within 30-45 days, lease the property to a tenant, and we start the refinance around 60 days into ownership.

All the best to you that's great not to one up you but since I build new construction my % nets are all routinely 100% or more in less than 12 months.. 

I have found that it can be hard working with people that are seasoned due to a lot of them already having their own routines, not wanting to change, or simply not open to working outside of their known experience. 

They are often quite simple, have few parts, and can be easy to troubleshoot and even do some routine maintenance and minor repairs yourself.I've had to deal with a couple furnace issues in the last year, in both cases a bad logic board was the cause, and we only discovered this after having multiple HVAC companies come out and assess the problem, struggle to find the root cause, often replace other parts unnecessarily, and ultimately shrug their shoulders and recommend a full replacement at $5k+.In one case, I went online, bought a logic board and installed it myself to fix a furnace that wasn't working consistently.

My clients in Memphis (and Southhaven, MS) are routinely looking for 75-80% LTV on their BRRRR refinance.