In an area that received 40" of rain and many homes got FEET of water, this was a good deal less.

So every 20 years you can replace your roof providing you don't have replace a hot water heater, furnace or carpets or cabinets.

4- for a capital expense like a new roof, water heater, etc., do they manage the entire process and bill you on top of the contractors bid for the work?

Water test at least once a year.

A lien is a payment obligation that has been attached to real property -- either through the recording process (in the case of a mortgage, deed of trust, mechanics lien, etc.) or pursuant to local law such as by the entry of a judgment, issuance of a water/sewer or tax bill, etc.A foreclosure is what the lien holder does to enforce the lien in order to obtain payment -- this is done through a forced sale of the property.

Recently we've had tons of rain and basically the whole county is under water, roads closed, etc.

Basically, the turn-key properties just are done with the replacement of roof, water-heater, and/or kitchen/bath reno/resurface.

Separate meters: Gas, Water, Electric.

With that being said I have read many books and listen to podcast and dip my foot in the water with a JV flip. 

(In advance I know some of the variable expenses are fixed and the fixed are variable.)Fixed expenses: Electricity .04653 Water and Sewer .0167 Garbage .0352 Property taxes  HOA's .05 Heating .045 Monthly insurance .024 PMI .01 Variable Landlord expenses Vacancy rate .06-.09 Repairs and maintenance .02 Capital Expenditures .08 Management fees .083 Depreciation (1/27.5)My question is this.