It can cost thousands to repair damage done by a bad tenant....and it did cost me quite a bit more than anticipated.

That $750-800 is only possibly rent collected,  In actuality you will be paying thousands in legal fees/turnover/damage to collect some of that rent.2. 

Further, a tenant would now be incentivized to damage your house in order to justify/ elongate the escrow procedure.

I estimate $1000 to fix the first chimney and $4000 for the chimney lining of the second.2) We found a lot of termite damage in the basement -- can't see the extent of it, but the inspector says the seller definitely needs to treat the house, or show that he's already retreated it.  

The one I have, I settled on cause the previous ones were so much worse.

Time in management, repairs, damages, collections, evictions, police calls, complaints......IMO you're not really ahead as you are earning every dime you can collect!

@Scott Trench Thanks a lot for replying and i'll make sure i read your article on finding a mentor cause i definitely need one.

Inventory is going down which is causing prices to rise.

So, he's making a lot of cash flow now, but taking a huge risk in that he cannot ever rebuild a similar structure if it were damaged.

Also will sell blem and damage pieces cheaper and more often than others.If you have to drive 10 miles across town for small items its time and closest first.