Well, I took down the worst one of the bunch I had my contractors finish up the rest once they got the tools they needed. 

Days on market is a sellers worst enemy.

Worst case ask for 3 years, till

I do not touch any of my profits from my properties ( unless they get up to a steady amount, usually 10K for me) this way that money is there for a new roof, furnace, hot water heater, whatever may come up. i just purchased a place and the first thing i did was have the roof replaced, 15K later, i know i am good for at least 25 years, if a storm does not rip it off, but now i know that property better have at least 15K in reserves. take what will be your worst case repair and make sure you have enough, or close to enough, in reserves for that property. but as others have stated, constant inspection of properties and equipment will help you prolong any of that, have an HVAC co. check the systems or a plumber check and maintain the furnace either every year or every other year, check roof for missing shingles or exterior for rotted boards, keeping the water out will maintain the structure within, exterior maintenance is a must.

My past sins as the world's worst landlord begin to vanish like a desert mirage. 

In worst cases, the HOS doesn't manage the money well, and roofs on 100 units need to replaced, and you (and everyone else) needs to pay an extra $xxx this year to cover the extra costs.

We also have built an awesome team that makes self managing long distance manageable.Unfortunately, several others have recently discovered our niche - increasing competition, driving down prices, and shrinking cash flow (we're looking at $400-600 per house after expenses for Oct - our worst month ever).

What's the worst case scenario if you hold it a while longer?

If you believe for a minute I was just speaking to you, well, there is a saying I learned recently when looking in the mirror you see the worst enemy you will ever face. 

In no particular order, here are the worst 5 reasons given to us for needing a commercial real estate hard money loan5 - Bank foreclosing - was unable to make payments to due to gambling addiction4 - Need cash out to pay off Mexican police to release son from prison3 - Need cash out to buy Ferrari for 23 year old Russian girlfriend2 - Bank foreclosing because charged with homicide of loan officerAnd my all time favorite1 - To get as much cash out of properties before filing for bankruptcyYou can't make this stuff up!