If they get the feel you are just calling around and haven't really researched the property they might not respond.Commercial owners do not like buyers that take the throw mud to the wall and see what sticks approach.I have a full time assistant in my office but that is very different from some VA that does not do commercial everyday or is overseas etc.

I’m trying to get my first BRRRR going and I’m running into a wall.

A few thoughts:It has wall paneling, can/should I replace with drywall?

Throw offers on the wall, and see which ones stick!

During the inspection, I found water damage (not bad) on the wall around the window AC.

@Cheryl J McGrath there are many calculators, spreadsheets, and resources out there for analyzing properties, but there's no fool-proof app that can tell an investor everything they need to know about a property--because REI involves a LOT more than just data.For instance, a musty smell in the basement caused by water intrusion, a neighbor with a loud barking dog, a floorplan that's awkward but that could easily be re-arranged, significant settling, the location of load-bearing walls, the routing of electric, HVAC ducts, and plumbing  --these are just a few of the MANY factors that might cause me to buy (or not buy) a property, but none of these factors will be conveyed in data or on an app. 

The residence is effectively retained with no current tax cost because the gain on the sale is excluded under IRC Sec. 121 (provided all the requirements of IRC Sec. 121 are satisfied)In Ltr.

A PM having the autonomy to rack up a $5k bill without prior approval sounds suspect, unless you ok'd this in your contract.If I were in your position I'd require the PM to provide me with backup invoices confirming their numbers; their response would determine whether or not I'd continue to retain them. 

We have a handyman on retainer that is always available to fix any issues before the next guests arrive.

I have a duplex in Petworth Washington, DC, that needs a complete renovation, specifically to start with I want to:Modernize everything (everything dates back at least 30 years maybe more)New KitchenReplace the floors because they can't be refinished again.Add a second bathroom to the upstairs unitReplace the back 2-story porchFinish the basement apartment (it is bare wall now) into a 2br/2baFix/Replace retaining wallOverall I want to significantly improve the quality of my units.