Either way, those costs are not in excess of the $380 cash flow.

It won't be pretty but history has show it's the only way to purge the excess.

I'm no CPA, but I have been advised to transition my flips out of an LLC and into a S-Corp so excess profits can be paid in dividends.  

It really comes down to the preparation before it was applied....was the cedar prepped, excess paint removed, etc.

Excessive analysis may have slowed me down, but it has also made me darn sure I know what I'm doing, and that it works.

Through years of going through the motions you have described, I have found the best practice is to add the average water bill plus $10 onto the rent with a clause that tenants will have to pay for excessive water bills over average.

The facade soon fell through after I filed a legitimate claim in excess of $50K (property is a total write off) in February 2013.

@Dulce Beltran I have nothing against spending excess money on nice things.

By 2007 there was excess inventory and prices were dropping.

1: Grow an operating business or income stream that generates excess cash flow (for me it's a property management and syndication business).