I actually won't be able to attend this month's meeting because of an unexpected funeral, but I do believe a few others are planning on being there; we usually sit in the back area by the fire place.

Anyways check them out. Let

... what you will do if contingencies pop up (contractor delays, unexpected property issues, supply line challenges, etc.)?

Now that is certainly is an awesome return, but totally unexpected, and not something I am likely to see again anytime soon, if ever.  

However, your three flips have not sold yet, and your two holds have not had enough seasoning under your ownership to test either long term vacancies, rental market declines or sudden and unexpected major repairs."

In either case the rules regarding location of electrical outlets are pretty strict.I'm biased towards architects because I've seen drafters and contractors do some really dumb stuff.  

I believe the current fix is to crimp on pigtails to all ends and replace the old switches and outlets... varies but think it is running $2500 to $5500 per house to correct... aluminum vibrates when it gets a little loose causing resistance and then heat.. hence the problem.lots of homes have black pipe or steel pipe water lines used a lot in older homes and it is OK but it rusts inside and then as the corrosion continues the pipe gets weak at the joints mostly and often can fill up  and restrict water flowall this being said I have seen extension cords run behind finished walls,  I have heard people removing 40amp breakers and replacing with 50amp breakers because the 40amp keeps tripping.  

He's on Forum way, off palm beach lakes near the outlet mall.  

It doesn't leave much room for unexpected repairs, extended vacancy, etc

That got me thinking about expenses that may be totally unexpected and unique to one's particular area.