When people cause damages that aren't accidental though such as smoking weed in the property, I still charge the guests and hold them accountable for breaking the house rules.

We get calls all the time from people that claim to be investors wanting to buy one of our properties (including some we sold more than a year ago - shows how accurate some of the pay lists actually are) and when pressed, it is clear they are fishing for deals to wholesale without having buyers lined up. 

i have done a few flips, on purpose and accidental, at much lower price points and it's competitive / tough at every price point in every market right now.so - other than funds, is there something that gives you an advantage over your competition? 

Nothing  like negative press to make someone move. 

Sprinkler systems are a pain to deal with, in terms of maintenance (inspections etc) and risk of flooding during winter freezes and tenants accidentally triggering them.

I Kari, I think I accidentally posted to a Lisa, but my post was meant for you.

If you foul up and accidentally use an unlicensed vendor you could find yourself in some considerable financial trouble as well as having to redo all your work using a licensed company.

It’s not worth the risk of accidentally missing a step or filing something incorrectly and extending your possession by weeks or months. 

have never had that happen accidentally. and if tenants break drywall they pay to fix it.

We had changed everything in our plan, I mean everything, and we had to press for an absolutely insane price, knowing we would have to accept whatever comes closest.