Immediately missed a falling in porch which brought the budget up to 62k.

I live in Sheboygan Falls Wisconsin and we have a good balance of cashflow and appreciation. 

Many investors - including Dave Ramsey - attempt to gain wealth quickly through risky leverage, and they fall flat on their face.

I have seen some long term friendships fall apart as a result and not sure that is anyone's end goal. 

I still have a few trees to shake yet and will see if anything falls.

In my experience, these are definitely considered consumables, so it falls on the tenant to replace them.

There's nothing like the experience of others to help you not only sound more professional in the beginning but also miss a TON of pit falls!  

For example, certain states like CA and MA have "claw-back" provisions, some states have withholding requirements, PA has some funky 1031 exchange laws, etc.Work with a rockstar QI (like @Dave Foster) and a real-estate-savvy tax professional to ensure you don't fall into any traps.

I mean look at all the MF deals go sideways big time  by flushing those out on BP we find many were done because of keep up with the Jones offering highest return possible and to do that took on the most aggressive debt stances and proforma s of caps lower and rents rising and or refis in the offing.. now we see that in hindsight those structures are not working given that rates rose cap rates rose ( instead of fall( and rents are flat or falling)..

A lot of deals fall through in due diligence and if I have to liquidate early I could lose out on significant gains.