This thread is about the OP going an hour out of his market to invest in properties that ONLY cash flow because the prices are so low. 

Dave Toelkes I'm just trying to expand on the op's original question as to when does the 2 year clock start.

If a tenant didn't pay attention and use the wrong detergent it could be an issue, so perhaps I need to supply the detergent, which adds to my cost.Of course, I could consider a coin op, but...My gut instinct is to just get another standard cheap work horse washer, and keep it simple, and put in a 10 gallon heater. 

Well that and the skeleton.Unless buying in a NYC co-op you can't control who the neighbors will be.

Its not like the OP is setting up movers to throw her to the curb tomorrow.

Our expenses are about $30/month higher at this property than they were last year (see OP), and this unit is by far the lowest under market.

@Kurt McDowell  Visio has taken me out of a few of my deals they seem to be on the ball. as for the OP  you can't have your cake and eat it too... if you want cheapest rates least leverage you have to pay in time.

Not to get off track of the thread but I think we have given the OP some very very good back ground so that he can do proper due diligence. 

Your post does NOT address any of the issues I raised in the OP.

Her clear intent is to bring in another occupant that, based on the OP, will not pass screening.