I had an outdoor unit “freeze up” on a tenant.

Eskimo's need fridges to keep their food from freezing.

The SEC obtained an asset freeze on all APS accounts and my contribution for 2014 is impossible... 

@Troy Bevans - how does that system prevent the cold water pipes from freezing?

(Of course, as discussed in this thread, I would keep substantial liability coverage).What I found is that the statistical value of the property insurance, based on Claim Frequency (percentage of households making a claim each year) and Claim Severity (average payout for each claim), in the categories of Fire & Lightning, Wind & Hail, Water Damage & Freezing, and "All Other Property Damage" pales in comparison to the premiums charged.

I have seen it lead to stalled disposition if not a complete freeze of taking action on a loan.    

A vacant place where you're just trying to keep the pipes from freezing?

Below are some generalizations about ongoing maintenance costs: Older properties require more maintenance than newer properties.Composition roofs require more maintenance than tile roofs.Properties in climates with hard freezes require more maintenance than properties in milder climates.Properties in locations with a lot of moisture require more maintenance than properties in dryer climates.Wood siding requires more maintenance than aluminum or stucco siding.Properties with lush vegetation require more maintenance than properties with little or no vegetation.Below is a typical Las Vegas single family class A home.In summary, I believe Las Vegas is not only a good place to invest today, it has a high probability of continuing to be a good investment location into the foreseeable future.

I got more entrenched in work, deal were still falling through left and right, tenants were vandalizing my property with no regard, I was still technically homeless and the IRS decided to freeze my accounts.

(I recently had the pipes freeze in one of my homes which was repaired promptly--the plumber responded within an hour of the call. 5 days later there was another plumbing issue which required the tenant to shut the water off.