@Chris Mason  just not your bag baby !!

Like you had a small bag of peanuts and the other kid had a candy bar you loved.

If we find it is a tenant caused probable, we charge them for the cost of clean out.Depending on the price of the insurance, it may be worth it, but if you only have a few houses, the odds of not having a back up is in your favor.As an investor and future owner of many more properties, you should try your hand at doing it yourself; Rent the machine with the auger and motor on itTurn the water off to the commodeDrain it as best you canRemove the two closet bolts (when replacing, don't tighten too tight or your brake the porcine commode).Remove the wax ring--- messy, stinky -- use cloves - don't get it on your clothingLife the commode from the waste line......guaranteed you'll get water on you (hope it is not yellow)Now feed this heavy cable down the waste line as far as you can go.Push the start button on your machine and watch the cable spin as it seeks the block, oh, be careful because sometimes stuff will fly out and may  smack you in the face.If you are lucky you'll find a baby's toy, a rag or some sort of material that may be unpleasant; bag that ugly stuff for later disposal.Oh, did you buy a wax ring?

and gave me a value that if it was on MLS for that I would have people with duffle bags of cash at my door. 

Now it may not be every investors cup of tea, but there is substantial profit at each step.

And provide the first bag of charcoal. 

I did it in another nearby building and it's still decent 7 years later but for one stain from a leaking garbage bag, but this neighborhood is lower down the gentrification ladder.

A recession is overdue and I am hoarding cash to take advantage of it.That said, most folks that got caught holding the bag back in 2008 turned to vacation rentals to carry their homes, and were successful doing so. 

It will be a brown bag lunch format in my conference room (The Badaki Law Firm, LLC, 223 North Prospect Street, Suite 310, Hagerstown, MD 21740).

Hit me up so we can have some coffee or tea if you prefer.