The days you are not busy doing real estate stuff you should plan on being at a kids ball game, a pancake breakfast at the local Lions club, a school play that you donated $50 for, getting your car washed at a local fundraiser by the soccer team, volunteering at a local chicken BBQ, taking your dog to agility classes and meeting people etc etc.

It sounds like a wash except the $12k is a one time cost that is below the line and does not affect the NOI.

Problem was he didn't even show up.

The benefit(s) of diversification will likely get washed away in the cost of management. 

It took me about 1 hour and I was done . now I have lots of time to get a replacement the spare covers the current  problem .I dont repair refrigerators , washing machines or dryers , its cheaper and faster just to replace .

We bought a new stainless steel refrigerator, pressure washed the house as well as the deck and painted the front railing.

Since the water company has closed the valve at the curb, you are effectively feeding water into the house via the washing machine faucet. 

Furnaces/ hot water heaters appear to be pretty newer, outside condenser units are 50/50 newer/ older.Some updates to units, only 1 washing machine in all 8 units!

It’s only a matter of time before the Boston gig is washed up.

Pressure wash and paint.