I have walked through and bought many hoarder houses but this fentanyl is a new game changer.. my hoarder houses have normally been bull dozed so I just send in the asbestos guy and he will be in full bunny suit.. 

Normally I'm not a fan of selling, but I would ask if this property cash flows.

I'm normally based in the Seattle area, but I have a portfolio across the midwest (Memphis and Detroit).

That's just the fact of the matter, and I think you having humility and empathy will make you a good landlord because you are dealing with people's homes where they should feel safe and comfortable and you seem to understand that this is more than just a normal business. 

@Ashley Gamble not sure how I didn't see this before but I hope you have made progress on this issue by now.

Home prices are higher than they normally would be even in these tight market conditions.Tell me why!

So this is a tricky thing.Accountant's / CPA / Professionals who get paid based on their knowledge and time normally do provide a 'free consulting' call to have a chat with them.However, please be mindful that the 'free consulting' most firms offer is very high level and moreso to see if you both would be a good fit for eachother.Sometimes, these calls are done by the owner(if its a smaller firm) or business development  professionals if the firm is larger.1800-Accountants is a large firm so you are likely first vetted by a non accountant whose main job is to get the sale.Best of luck.

I would in a normal course of a rehab replace cast iron lines on the interior of the home and basement if they are accessible and if I already have a plumber there doing work as those are cheap and easy to replace at that time.

Thank you to all for taking the time.It's not luxury by any means, but for the properties I have seen in the neighborhood, I truly do believe it is in better shape than 90% in the specific neighborhood at least - 1960s neighborhood, covers whole sq mile. 3b1b 850sqft, "normal sized front yard" (for the area) 1,000sqft front yard and largest backyard in the neighborhood at 5000sqft. 

I can estimate most of the cost, taxes, insurance, utilities, PM fees, and such and I know that should be provided in the expenses but when it comes to the actual maintenance of the property, what strategy do you normally use?