@JD MartinI have a service agreement with a company, the service effective date was today but the HVAC broke last week.

I think This goes back to when Robert Kiyosaki started using the term Little chicken effect, (based on the movie little chicken)   IT always has happen, it will always happen ..

A nonconforming use is a use of land, buildings, or structures that was lawfully established prior to the effective date of this ordinance, or any amendment thereto, but which does not conform to the regulations for the zoning classification in which it is located.Nonconforming uses may be continued subject to the following limitations:a) No nonconforming use shall be extended, expanded, enlarged, or moved to occupy a different or greater area of land, buildings or structures than was occupied by such use at the time it became nonconforming; provided, however, a nonconforming use may be extended throughout any parts of a building which were specifically designed and arranged for such use at the time it became nonconforming.b) No building or structure devoted to a nonconforming use shall be enlarged, extended, recon­structed, moved, or structurally altered unless such building or structure is thereafter devoted to a conforming use; provided, however, such building or structure may be enlarged or extended upon prior authorization from the Board of Adjustment, which authorization shall not be granted unless the Board of Adjustment makes each of the following findings of fact:1) The proposed enlargement or extension shall be de minimis in relation to the existing building or structure.2) The proposed enlargement or extension shall not increase the intensity of the nonconforming use, which is to say, it will not result in an increase in dwelling units for a residential use nor in gross floor area for a nonresidential use.3) The proposed enlargement or extension is designed so that it will not render the use of the property any less compatible than it is in its existing circumstances.4) The authorization of such proposed enlargement or extension is not otherwise contrary to the public health, safety or welfare.c) A nonconforming use of a structure may not be changed to another nonconforming use unless such change is authorized by the Board of Adjustment.

Paint is typically the most cost-effective and impactful change one can make to a property, but kitchens and bathrooms are where your main focus should be.

I have told them I can't do anything until I can exercise the options.The market is somewhat cooling off and that may effect my decision on keeping or flipping the properties.I have done several 1031's with @Dave Foster and he's the best at this process.I am managing more properties than I want to already and would need to cut back on some if I plan to pick up any of the three properties ( they will need some cosmetic work for sure).The first position notes are one's I hold.

This seems to effectively mean that if you do not accept section 8 you could be prosecuted for discrimination.

They keep saying if we can get you at an effective rate of 15-20 % , that’s good .

Easiest solution may be to just install an additional layer of soundblocking drywall on the existing 1st floor ceiling, but don't know how effective it will be

This is a little scary as we know what kind of effect mass foreclosure can have on the industry. 

The timely & effective boots on the ground is also an element to consider.