It is more difficult to get a lot of information about a property when it is off market so you will be assuming more of the risk. 

Once more, seeking BP wisdom.I just had a solid tenant move out after nearly 4 years (always paid on time).The rental was left in less than desired shape, and one of the issues I’m having trouble assessing cost for, is the kitchen countertop.I’m attaching a picture, because it is difficult to describe. 

You guys do live in the same house, so this is not that terribly difficult. 

With a turn key provider, I would say that you can get some good property and that is definitely an option, but it can be difficult to decide who to use and who is reputable and then to actually look after your portfolio once it is purchased, may be a different story especially if this is a long way away from your home base.  

Will it be difficult to get reinstated if I want to pursue again in the future?

Time is your greatest asset and for me it was very difficult to stay on top of everyone while selling real estate.

Utility companies normally let tenants get pretty far behind before the landlord is notified- if the utility company puts a lien on the property for unpaid bills, it is better to have closer control over the bills- If there is a water leak or other problem with the property, the tenant doesn't have to bear the costDisadvantages of having utilties in owner names:- If tenants start using a lot more water/power, it is more difficult to quickly adjust rent or get them to conserve- with pandemic or other freezes on rent or evictions, there is no recourse for utility increases- if the tenant qualifies for low income utility pricing, it has to be in their nameOnce you decide what your guiding principle is, you can align your current rental agreement to match.

It's a much, much more difficult market to get into these days so I can't really recommend it.

@Nhan LeIf there is no contract it would be very difficult for either party to seek recourse.Find a licensed contractor and execute a contract.

(fanniemae.com)I will say though, that Fannie and Freddie literally just this past week put out new condo guidelines (as a result of the condo collapse in Miami) with even more stringent requirements, making it more difficult to finance condo's.