I would assume that the CapEx is reserves for water heater, furnace and other items like that.

Hopefully they’re diverse enough to subsidize a loss on one market with profits of another.

I don't know if there is a defined number of hours you have to work each day but let's just assume you should probably spend at least 4-6 hours per day on "business" items.

One bad tenant can cause $3,000 - $5,000 in losses with little effort.

She does have her couple items left outside her room and MIGHT be more inside the locked room, though I do not know for sure because I do not care to enter her room without advance notice to her. 

@Nancy B.The DMSH is less an expensing election and more a book conformity election.There's a concept involved in the DMSH and other areas of the capital expenditure code section and regs called "units of property".You don't examine each line item on a receipt, you examine "units of property".Buildings are called out under the units of property regs as having special treatment. 

I also see and hear those same "professionals" massively under-quote repair costs, forget to mention important due diligence items that if not checked can be a nightmare for the new buyer/operator, and make ridiculous claims that fly in the face of building codes/basic supply and demand factors/actual operating experience, and the like. 

@Farzan SetayeshNothing out of the ordinary, but I use the combination of the following consistently:- google photo for agent photo/video sharing- docusign for executing docs- acrobat X for all other doc edits- whatsapp for texts and phone calls- online money wiring or ACH for large items- paypal or venmo for smaller items- zelle or ACH for collecting rent- yelp or taskrabbit for misc repairs- lawnlove for landscaping or snow removal - skype for group meetings- Dropbox for online record storage- google voice for call forwarding - email for all tenant communications - autodraft for all utility & mortgage payments- online payments for all taxes & insurance - google earth to survey neighborhoods for out of town purchases - amazon or HD for online parts ordering The automation & streamlining of low value tasks enable me to preserve time for higher value activities.

I’m so sorry for your incredible loss.  

@Ben Ashburn Condolences on your loss.