They have to keep nose clean, there now in the system, tax's and all regular everything.

The ceiling can be durock or greenboard, never regular drywall. 

This is very much in contrast to Texas where it is not fixed and regularly between 3% and 4%.  

Aloha @Daniel Kam - most of Kakaako has a 180 day rental minimum, so if you haven't checked with your building association, I recommend you verify what the minimum rental period is for your building.If you are allowed to rent for less than 180 days, you will then need to apply for a GET license, and well as TAT/OTAT and pay the appropriate taxes on a regular basis.  

Sellers rarely mind the low deposit and extended closing period due to the nature of the property, or at least they can be made aware of the fact that their lot has issues that will take MY time and MY money to solve and then they come around.My terms on the flip are: Minimum 10K spread between purchase and flip value.  1-2K deposit upfront to hold the property for 7 days then the deposit becomes non-refundable after the 7th day and the buyer has the same amount of time that I originally negotiated with seller typically 8-12 months(its a purchase contract but because of contingencies its essentially an option).  

By the time you add in the $120/month for their regular fee - they would make $2,640 in a year with 1 tenant placement.

Then tell us the nature of your remaining questions and concerns as to each remaining aspect, so people can have intelligent, focused, SHORT, conversations with you on each issue you present. 

These problems often occur in vacant homes due to lack of ventilation, climate control, and regular inspections.

I have no debt aside from the properties and regular monthly credit card debt.

I do, however, see you regularly posting regularly on LinkedIn, in a similar fashion to your posts last year here on BiggerPockets.Normally, this would be an issue that I'd move on from and not waste my time on.