They may flag a giant fire hazard, but all they do is walk through the property, takes some pics and look at comps.Unless things are done way differently in Hawaii, why would the appraiser ever contact the local gov entity that would have to do an INSPECTION to produce any type of code violations?

Also I work throughout the valley but prefer the northwest and Summerlin since it is closer to home and my office.

I think I understand that most people here are looking for or getting closer to 2% rule.For me I have cash sitting in the bank with no returns.

If you're in the city limits or etj, they are going to inspect your rehab, require you to go through city council for approval of subdivision.

I would have encouraged them to do an inspection, pay for an appraisal (even with a cash transaction), and consult with an attorney, but if someone has the money to buy I don't see why you wouldn't sell.

The PM, who is also an agent of course, locates/inspects properties for you that meet your criteria.

I want to keep my cash reserves available for incidental expenses/taxes/closing costs/inspections etc, and pay towards principle in the future, if possible.I realize I'm making several assumptions here, and have been light on many specifics.

I have sent them an email with my concerns and I'm going to start making monthly visits to the unit for inspection to attempt to mitigate further excess wear if possible.Have you ever had situations where you had good paying tenants, but they were not the cleanest people?

I do have each person on the lease.The type of tenant base this is however is that say a mother,son and daughter live there.Her sister approaches the mother and says let us move in and we will pay 250 towards the rent as we can't afford a place of our own.Upon our bi-weekly inspections we find that the sister and her 2 kids are there.Now you have 6 using the water etc.The reality with apartment buildings of this age and tenant base is that families consolidate to save costs.They might be renting an apartment elsewhere for 600.Job hours are cut and they move in with sis and pay 250 and save 350 a month.The extra usage of water is what I am concerned about.I do not condone extra people there but want to control extra water usage.

Unless it is extremely difficult to find anything closer to your hometown.