If you're looking to reduce the utilities only low flow faucets and shower headsdual flush toiletslower the temp on the water heater.Make sure the HVAC filter is changed monthlyPreset thermostat.

I ran the numbers, see below - the expenses are almost too low, so first thing will be to do my due diligence.On the plus side she is not in a rush, the property won't be listed for a while (if at all, if I can get in quickly with a solid offer).Purchase price (est) $775,000Units 13Annual income $112,000 (assuming 7% vacancy, all units currently leased)Operating expenses $39,000 (all electric on separate meters, heat is electric.

Curious what I am not considering in terms of costs as shown below.

Is deprecation still tax free as long as the total of the gain+recapture is below $250,000, or is the deprecation recapture taxed in some other way?

Looking at a house with a tub having the condition below.

:In PA, and in other states, auctions can mean different things.There are private auctions where I just choose to sell my home in an auction scenario (I actually think this is pretty common in Australia - maybe someone from Oz and chime in on that).Auctions can also refer to the compelled or forced sale of a property by the State/County for various reasons.I assume you are asking about the 2 most common forced sales - foreclosures (failure to pay your mortgage, bank sues and the Sherriff sells your home to satisfy the bank) and tax sales (failure to pay your taxes and the State/County sells your home to satisfy your tax bill).I have not participated in the PA foreclosure and tax sale business in 20 years, so things may have changed, but if someone here is more up to date maybe they can correct my answer with new info.Both types of sales have their own areas of risk that you need to educate yourself on.Value is a top issue - you need to know how much the home is really worth before you get into any of the below. 

Four properties have been rented well below what I believe is fair market rent. 

If we don't fill in the planters with concrete, our other alternatives are to leave them as-is and fill them with gravel or decomposed granite, but the granite also has a similar compactor concern.

You are the buyer, you want the appraisal to be low.

A few years ago, he started charging off capital expenses that is below $1,000, since increased, so I no longer have these issues.Conclusion is, time is money.