My wife just passed her exam across the river from you here in Vancouver, WA. She's

Now that doesn't mean I sit back and wash my hands of it.

Power wash and algae killer not an option?

Curious to hear how other people work with their properties.  Do you think it's your responsibility as a landlord to provide items such as a washer & dryer?  Or is it up to the tenants within the unit?  

3) This property is over 100 years old, and it's not exactly in Cap Hill or Wash Park.

I am unsure if exterior mold is common in NY, but might be worth it to just have it pressure washed and see what happens.  

~ Follow up phone call after the weekend for an off market property (owners unsure on price)~ Continue renovations on my primary home (power washing, painting, and garage electrical)~ Network with more neighbors to locate motivated sellers!

Only time will tell if they are as competent.TBH, I think it will wash out being that the PMC I've hired is more competent in some areas and less competent in other areas.

The financials are as follows:TSP(Government 401k):  approx $40kInherited IRA:  approx $115k (withdrawals affect taxable income levels)Cash:  approx $10k (recently paid off ALL consumer debt including car, so building this up at a rate of about $2.5k/mo)Precious metals:  probably about $20k worthReal Property: 4 houses#1: Single familyCurrent Mortgage: $163k (PITI = $970/mo)Estimated Value: $160kRent:  $1195/mo#2: Single FamilyCurrent Mortgage: approx $140k (PITI = $1088/mo)Estimated Value: $200kRent: $1385/mo#3: DuplexCurrent Mortgage:  approx $120k ($1120/mo)Estimated Value: $165kRent:  $825x2 ($1650/mo)#4: CondoCurrent Mortgage: $60k (PITI+HOA $853/mo)Estimated Value: $80kRent:  $850/mo  (I rent this one to my sister, so this one is a wash)So my questions are...

Wash, rinse, repeat.