After the dust settles, I will be saving hard and will try to not ever go below 6 months worth of payments in my reserves. 

Quote from @Mike Hern:Use bags that are clearly marked by address so it doesn't get mixed with anything else.

I'd like my bag of tricks to be as diverse as possible

BUT, after I got to the office today, a few hours later -- city health department calls me and said the tenant complained about debris/dust left from the work (I cleaned and wiped everything down) ... and they were taking dust samples back to analyze. 

If it's clearly something where you went out and grabbed something off the shelf at Target and threw it in a bag, don't bother.

Money Bags whomever he or she is on BP with the most capital.

Bomm Bomm Bomm, another one bites the dust, and another one and another one.....

And it would sit there gathering dust for a couple of months before the price is reduced to $69K.

And because I'm looking at places that need work, estimating rehab costs and ARV is a whole bag of worms that I don't have the experience to estimate well, so I don't believe my analyses of deals is too entirely accurate.

I’m going to let the cat out of the bag early here – you do not have to face seasoning when refinancing.