When running your numbers, assume that the property is destroyed inside to the point of full gut + some. 

I'm looking through the spreadsheet and I think it's worth mentioning that it's possible to spend a lot less for certain material items as well as labor in many cases depending on how frugal you want to beinterior door with hardware: $5-10 used, $30-50 newwindow: $10-50 used, $100-200 newlight fixtures: $1-10 used, 6 pack flushmount at lowes for $44fan fixture: $24-60 new water heater: $250 newtoilet: $50-90 newsink: $40-200 new faucet: $10-30 newtile: 0.49-2/sqft newappliance: $20-200 each appliance usedmy last rehab was:60 elec permit cost + 300 elec repair (tenant destroyed meter box causing house to be condemned)1600 material + 1500 labor flooring for 1400 sqft500 material + 600 labor spray paint whole house semigloss and patch some large holes$30 for 4 interior doors which I put in$10 mirror for bathroom$100 paint porch, stairs, and stair rail brown$50 fridge, $10 burner plates for stoveI also spent at least a few hundred with help on cleaning and taking out the trash and some other expenses here and there which altogether added up to about 5 thousand.I spent maybe 30 hours over there in total on the weekends.

I like that line from Mother Teresa, “what you spend years creating, others can destroy overnight.

The distance destroys any additional opportunity you're reading into listings there.

I have yet to check in with the police department about my shortcomings.Above and beyond this, I had a garage fire at my place, it destroyed some of his items, and damaged others.

Some lose their shirts, destroy their health, and even ruin relationships.

Even if you buy the right property, managing the rental and tenants can literally destroy your finances, sanity, health, family life, etc.Keep educating yourself and keep trying!

The real question is why were you allowing a dog like that to destroy someone elses property ?

What if this were a real leak that went unchecked for 14 days and destroyed your rental? 

Quote from @Kaitlin Scutari: Quote from @Mark Cruse: Quote from @Bruce Woodruff: Quote from @Mark Cruse: Yes, what is perceived as cutting them a little break in essence can be the catalyst of destroying someones life.