I just don't want to lose a tenant and then start construction and then try and perform the repair while attempting to relist.

If they don't support you or what you do you will probably lose.  

IF on the other hand, you lose a tenant at a low activity time of year (e.g. just before Christmas / New Year) and the unit needs some work before it can be re-rented, it is very easy for a fair bit of time to pass.For a multifamily, it is normal / common to have a house meter for the electrical (external lights, hallway lights, etc) and possibly a house gas meter (if there are common areas and depending on how the common areas are heated).

As time wears on I think the marketplaces are going to lose their luster.  

This is designed for CA to not lose track of your deferred gain so that if you ever recognize the gain they can get the associated tax from the time you owned there.  

Don't lose a lot of sleep over the caliber of the tenants. 

But ultimately it is up to you how you decide to work with hard money lenders, they be an asset if worked properly...if not you will lose a ton of money. 

Since we have two housing authorities in Bham and neither is particularly light on its feet, investors can lose a lot to wasted time for inspections, revoked or reduced vouchers etc.

People just resist change in general, but at least now there are more choices.Patch of Land was the first approved SEC filing of a Reg A+.The VCs appear to be either scared of losing deals or just cocky. 

Remember to get them under contract first so you don't lose them, then do your due diligence while under the contingency period.