That's what makes it popular in the underground & one of the reasons why the banks don't accept it.

I can's imagine a situation where all 4 tenants have elected to hand wash their clothes and use the dryer (there is no utility sink in the laundry room).Can you think of any reasons why the dryer would be used that much more/washer used that much less?...

The question is, what is the intention  of the owner, not what would a reasonable person think is the intention of the owner.

i appreciate you mentioning that you're OK with breaking even - i believe it means that you may have more reasonable expectations than many others in your position - but the market is just tough right now. 

Rent is late in month 8, but she has a good reason and it's the first time.

I believe that while it is a buyers market and renters market right now, these conditions will change within 5 years, because: - The long-term fundamentals that drive people to migrate to Florida remain unchanged, and a steady influx is a reasonable expectation. - Supply will abate. 2026 and 2027 will see less than half the deliveries nationwide of of 2024 and 2025, respectively, and I bet that is even more extreme in a market like Tampa.

The fix-up and increased value will not matter to the IRS as long as you sell within a reasonable time frame of the house passing into the estate.

I'd like to know because if they select them as they are entered into their database, right after filing, then there is another good reason to always extend and file on the last day.

Welcome @Andrae S WigginsThere are REI opportunities in different markets - markets in the Midwest and Southeast of the country are great - where not only are the purchase prices reasonable for most RE investors, but the homes are turnkey (new builds or completely rehabbed homes, tenant ready, systems 10 years of life remaining on them, property management teams in place) with appreciating home value AND appreciating rent. 

It is very effective in and of itself so it is something that can be done reasonably cheap without taking a ton of time.https://www.greengluecompany.com/