It over flowed causing the need to replace the counter top, base cabinets and carpet in living room and dining area to be replaced with new.  

One tenant is being evicted as I write, and the unit needs a full rehab, cabinets, floors, doors and paint.

Hello BP,I just got a property under contract and I am going to be needing some good contractors that work in the Snohomish County, Marysville area.I could use a demo crew, handyman, painter, flooring, cabinet installer and a door and trim installer.

Some sellers are unaware that you mailed several hundred letters and expect you to know who they are.  

Yes you will spend some more upfront but with potential hundreds of thousands of dollars on the line over the year it is a small price to pay.Here is a commercial attorney local to Houston I have used and does a good job.http://www.vblawoffice.com/staff/andy-van-buskirk/    

Of course, there are hundreds of other factors involved, but that is just an example of the numbers that I would be looking for if I were you.  

Assuming I put in the hundreds of hours required to master this niche, what are my odds of seeing 15%, 20%, or even 30% annual returns in, say, NPN 1sts or NPN 1sts in combination with performing?  

What you was doing to refinish kitchen and bathroom cabinets?

A good tax pro may cost you hundreds, but could save you thousands.  

I guess if you are young enough and want to landlord forever a 40 or 50 year mortgage might be ok. 50 years....SIX HUNDRED months:) I can hear you now: "Honey, we only have 587 months till our new rental will be paid off"!!