YES, I've also had that occur with some tenants.

I could see homes listed daily as well as price adjustments immediately as they occurred, on the homes I had saved.

*Keep a healthy reserve available to handle surprises when they occur.

If the foundation is good, the roof is good, the floors are good, the layout is good, you are probably saving at least $100k right there in labor/materials.The other thing that frequents adds a lot of cost is when the unknown occurs.  

Income taxes- if needed can you use your 2 year primary residence deduction if a taxable event occurs.13.  1031-  if any part of the insurance claim is a taxable event is there some way to do a 1031 with lenient time frame adjustments?  

And then, with every new program manager we get it seems there is a new idea about what color scheme will be better to keep the clients calm so we repaint them walls at least with each New management change that occurs.

Settlement will occur throughout the life of a structure, although in most cases it will diminish over time.

This could be occurring in your case, or not.

3) we are very landlord friendly and an eviction only takes about 30 days typically if that were to occur. 

I am confident in my depreciation numbers on the dwelling but I make an assumption that my other tax deductions will all occur in the year that I have the expense when I know my CPA depreciates some of them as capital expenses over time.