My experience is that I don't think it's worth the headaches (documented in my many previous posts) for much slower appreciation than the western states. 

AND THE MOST IMPORTANT PART,  document all communication and decisions about the repair requests.

Property Condition Report: Document the property's condition with the tenant to manage future damage claims.4.

If not, even though you are a re pro, losses are passive & deductions are limited.There are 7 scenarios that will qualify as material, and you only need to meet one:*500 hours*Substantially all participation*> 100 hrs and at least 1/2*Significant participation*5/10 years*Personal service activity w participation in last 3 years*Continuous participationTo materially participate, you must be involved in the operations of the activity on a regular, continuous, and substantial basis.Once you pass the pro test, the material participation often comes along for the ride.You can elect to aggregate all rental real estate for purposes of measuring material participation under Sec. 1.469-9(g).Your time spent on all your rental properties (STRs don't qualify) counts as one activity, making it easier to materially participate.In order to make a strong case with your CPA and the IRS you need to document your hours.Best practice is an hours log where you are as specific as possible.

Document, document, document, all of the attempts to set appointments for the repair.

They will know setback rules, road widths required, easement documentation for road and utilities, postal box and bus stop.  

I own and operate around 300 doors. https://docs.google.com/document/d/13SEAyhH7We1kjI8DlDVfxERP...

Just like you, she can do RE as a side gig and learn a lot more while she keeps her own nest egg going and her lendability strong with a regular job.You should loop her into a major document with all of the properties and all of the profit and loss and go through them one by one and talk about whether to sell or keep, and also base it on geography for her and your collective choice of management.

Fast forward to today and one of those existing STR's has become a nuisance to the neighborhood and so the HOA board is planning to ban all STR's using what they believe are provisions in the CC&Rs to justify it and have consulted an attorney to validate the legal standing on implementing this ban.The CC&Rs were written in 1998 (before STR's was even a thing) and have these sections being cited by a couple members of the board as justification for banning the rentals (note there is not anything explicit about STR's in the documents)Section 1 – Single Family Residential – states in part, “… Lots… shall be used for no purpose other than residential purposes.”

I assume you’re going to be making all the sales and purchases in cash as you don’t want to get a $1M mortgage and then tell everyone you paid $100k when all the closing documents say otherwise.