I'm kind of against the flat rate because I could either make money or lose money on it, and I'd prefer it to be a wash, as close as possible.There's something called the RUBS method that I've found, does anyone have experience with that?

For the dishwasher this time, i don't think waiting til this Saturday for a new one should get me in trouble, washing dishes is not an urgent issue. 

The way he did it was he took out a HELOC to do the addition and he had some extra money leftover, which he then used to purchase a note.

Otherwise, if I was solvent, I'd just keep making my payments as scheduled. 

I've seen some do an acid wash and not try to cover up the existing but just clean it up.In the photo, the real wall paint color is by Sherwin Williams Interactive Cream.

Will my efforts amount to a wash, or will I be able to just take their exam and keep moving?

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.