It's all a risk and I figure a long term investment will get good profits for the long haul

that should paint a clearer picture.Also:"Move the washer/dryer from the laundry room under the stairs for tenant upstairs - (cutting concrete to move drain lines and installing new 220 outlet) - $3,520Create new bathroom with washer/dryer added, new shower/tub, new vanity, new toilet - $7150"looks like these two overlap a little with the washer/dryer. you're paying them $3.5k just to haul them upstairs and get the new outlet and drain?

When my kids trash their rooms it makes me not want to buy them more toys or games

Buy and hold is like a marriage, and you are in it for the long haul. 

@Aaron Klatt - I know its not a get rich quick thing, Im in it for the long haul and I want to build a good foundation so I can grow.

I just haul it to the dump and tell them to sue me if they don't like it.. because I have all my fancy trusts series LLC and other asset protection set up so no one can get a judgement from me anyway.I would think there is not enough storage units to go around if every actually stored this junk.. and or this is a nichestart a haul off storage for landlords and PMs  one call does it all.. haul it to your storage charge the landlord the haul off and the storage.. that seems like a nice additional profit center for an enterprising PM company .. and your just following the letter of the law which as a broker you probably have to do .. me I don't care I can hold my own against a dead beat tenant..  

So if a lot is worth $50k and its is going to take $8000 to tear down and haul off, the lot is really only work $42k.

Items will sit there for long periods of time to the point where I generally find it's more cost efficient to give them away free or even pay someone to haul them off just to get it over with.

And over the long haul the DC market will probably continue to grow your equity.

So with that being said I am interested in connecting with like minded individuals to join me, and help all involved to build a stronger and long haul business relationships.If you are interested please feel free to connect with me.