Tenant in one has been in place for 14 yrs (single mom and two school age sons), another for 8 yrs (single senior woman), another for 3 yrs (brother & sister) and we are gearing up to rent our newest acquisition, the smallest house, to another tenant (single mom and adult son).

I would say it depends on the age of the AC unit.

Well, when I went to turn on the water for the shower, not enough pressure - seems those mixing valves that are anti-scald were pushing the cold water into the hot side.

I'm in the middle of a full remodel and the carpeting and linoleum had to go - one due to pet odors and the other due to age and poor repair.  

They have replaced water heaters, furnaces, and refrigerators regardless of brand or age. 

I will reply but I doubt I will be of much help.Every state has different statutes regarding how certificates are created, acquired, effective periods, minimum certificate age required to apply for a tax deed, certificate expiration age, etc.I recommend that you post what states you are interested in purchasing certificates and hopefully individuals who have acquired certificates in these states will respond.Your strategies will dictate your operating costs. 

The other benefit is the college age or just out of college kids I occasionally rent to. 

Age is nothing but a number.  

The biggest problem is at my age having access to capital, in my pocket I have several apartment deals varying from 8-16 unit buildings, all conservatively analyzed  at 12 to 17 CAP rates all less than $500,000.

Am I showing my age a little here?