New construction for example, which is the majority of what we do, will have no capex or maintenance for many years with builder warranties in place to cover all maintenance along with long term foundation, roof, HVAC/mechanical warranties, etc.

IRS liens, code enforcement liens, etc) can survive a tax deed sale, and most private liens (i.e. mortgages, mechanics liens, etc) do not survive a tax deed sale (assuming the lienholder was properly notified).  

What I Learned About Life by Becoming a LandlordAnyone else catch this on Popular Mechanics?

(You now set the terms of access).4) Your profile indicates that you are a HVAC mechanic.

If you put in granite counter tops but have old mechanicals the tenant will worry about constant service calls and high utility bills.At least you did not rehab and overpriced flip to sell.

Well, that almost seems as silly as the airplane operator running up to a train engine mechanic and telling him how a steam engine works.

If you have someone in mind, you can discuss the potential mechanics with a real estate attorney.  

Plumbing fixtures and door/cabinet hardware don't need to be fancy, they just need to work well.Consolidate UtilitiesConsider plumbing and mechanical chases.

Over the last couple months I have done a significant amount of research into different RE strategies and financing opportunities, organized my personal finances, and acquired a second job for a rental management company while attending school full time at Penn State for a Mechanical Engineering degree.

I keep a log of gas used, mechanic bills for car, cell phone bill, partial meals if you're talking business, etc.