I've had an entire house re-plumbed not due to frozen pipes but it cost about $4,000. 

To stand frozen by indecision is the real problem.  

In the HR market the cool down period is just beginning and it will be cold, for sellers, by Halloween and frozen by Thanksgiving.

Bank accounts can be frozen or seized.

Fair enoughProsHomes can be purchased for a fraction of the cost of higher end markets.High rental demand.Relatively landlord friendly government.ConsLoosing population to the states with warmer climates.Freezing winters leave investors open to the risks of frozen pipes and property damage.A small problem can turn into a big problem if your property is thousands of miles away.

Your cash-on-cash rate is the NOI/your down payment.Going ALL CASH moves your cash-on-cash to be equal to your Cap Rate,or NOI/purchase price where you have great equity, but that's frozen into the property until you sell it.IMO, use a small down payment as possible and OPM to conserve cash and a better yield.

The nut to get access to the washer had rusted/bound/frozen or whatever.

The concern is frozen pipes, resulting in leaks and water damage.  

I've had tenants leave ranges so dirty with grease it was simply easier to get replace them rather than attempt to tackle cleaning them.And you haven't lived until you've had to defrost frozen roaches out of a freezer.Gail

I love, respect, and admire you, but I WILL do what I must to stop this from happening :)As to the email exchange from 2 days ago - those are frozen for 40 years.