We are looking at mostly central San Diego (Normal Heights, University Heights, Hillcrest, Talmadge, SDSU).

But lately have had a hard time finding anything to BRRR or even with enough skin to flip.

However, the personal property assets such as 5 and 15-year may be using the “mid-quarter” convention instead of the normal half-year convention.Don’t forget, STR’s have a depreciable life of 39-years instead of 27.5-years.

Insurance is for the "normal" what-if's.

Considering Austin is not a cheap place for housing, would it be normal to pay over $250K+ for a BRRRR property?

Gutter Cleaning: Twice a year, normally the tenants responsibility but often overlooked.5.

Normally with long term rentals though, losses are considered passive activity losses and not released until you dispose of the property.

Normally I wouldnt expect the PM to do that but if it was $1000, I would at least expect them to get a quote or offer to let me find my own plumber / get quotes. 

Normally we keep 20-30k.So, how old is the water heater?

Waiting will allow all those zeros to feel normal to you.