The way you get around that is you write an offer with an inspection/repair contingency in place.

Since I can't prove it was them, I'm not making them pair or repair and am working tirelessly to track down and resolve the "issue".

I also agree that 3% for capex and repairs is pretty low unless this is a new build. 

All I saw was the work he had to put into turning the place over between tenants and all the repairs he had to make over the years.

Then take out 5% of gross rents for CapEx repairs and 5% for vacancy/non-payers. 

The sooner I can get out of this cubicle the better.Now that I have summarized my situation let's look at the numbers...Purchase Price: $207,000Equity: $104,000Monthly rent: $1300Monthly expenses: $1229.54 (This includes P&I, taxes, Estimates for vacancy and repairs, insurance, & property management 10% ...

Those are still cash flow assets, but I don't think the bank will let me refinance on anything appraised less then 60k.Anyways it's all a work in progress, I called local Property Managers to ask them what rent is for a 2/1 | 3/1, vacancies rates, if they charge a flat fee or rent based %, few other questions.I'm getting an idea of what is in my area and what I should be focused on first.Yeah the real estate agent bought a fixer for 120k, put some work in sold 235k after he posted it on Facebook had someone call with offers that night.I have plenty of cash for buying/repairing, Cash is King he said and asked if I wanted to be a money lender that the return was "ok", but there would be no equity and build up.Yeah, my goal is to collect as many doors as I can and have $100-200 of ROI I'm shooting for appreciation and being able to pull my original money back out.

If they don’t pay you can put a mechanic lien on there Home.Agreement I say, you front rehab cost and get paid after Home is sold or set cost for repair.

How long does your property manager take to complete inspections and repairs after a tenant has moved out? 

But, usually, the repairs that can be deducted have higher tax benefit than from the deduction of the basis depreciation.