I put roughly 13k into it removing wall paper, wood paneling, replacing a drop ceiling in the kitchen with a dry wall ceiling, refinishing hardwoods, adding lighting, and updating some plumbing.$1100 in rent for a 60k property might sound great, but property taxes on the house are roughly $300/month, so its not as lucrative as it might sound, plus the 13k rehab out of pocket is more than my down payment so it cuts my ROI in half.

The neighbor also has a sump pump dumping water in his backyard even when it's been dry, I have no idea why.

Undoubtedly the wood is arriving from a super dry warehouse somewhere in SE Calgary, not exactly a climate controlled environment.

Since you have more cash available you can then even with limited financing available in a down turn can take advantage of low priced deals.In another example if you have very to little debt on properties when lending dries up will be harder to access a good amount of your equity with a loan to take advantage in down cycle to buy more properties.No strategy is fool proof  but does make sense.  

I've seen a mix of comments regarding the note market being dry (no more inventory) and the ROI starting to come down from the 10-12% range.  

I can't imagine booking a vacation and then finding out where you want to stay is a sham and you are left high and dry.

Then wash again and let dry.

so far I only spoke to a high end sound attenuation company out of NYC, they offer a similar product which is about $4/sq ft not including dry wall.

It is the classic Arizona "low maintenance" lawn style: patches of grass, mostly weeds, and lots of very dry dirt. 

If she isn't a criminal & as long as you feel comfortable with her being there I don't see where the problem arises.