CHA (Chicago Housing Authority) failed some items upon inspection, which is normal, but property management has not gotten maintenance done on time so have missed re-inspections twice. 

We are talking about bringing items up to current code, when it was just fine for the last owner.

Initial Screening:Develop an Excel spreadsheet that allows you to enter the standard inputs for each cost item for each state. 

@Michael Hacker  ONE other item you need to think about with EVAPS is the high WATER bills.  

But the IE and Riverside county, you can still find some cash flowing properties, just wouldn't capture as much of the appreciation benefit.

I do an itemized tax return and have a regular w2 yearly income also....Thanks for any help!

When we need a new roof, foundation work, or some other big items, we can often negotiate with the vendor/trade to take their money at closing.....So they give you an invoice, you give it to title/escrow agent....when to closing happens....they pay off all the invoices and give you the balance....just like they might pay a mortgage company if you had a mortgage.

Cristobal,First things first... you aren't accounting for several items:1) Property Management2) Vacancy3) RepairsRight now, you are loosing money.

I am unclear on a couple of items I have been discussing with a fellow RE investor.  

It was itemized and the majority of the list was for things that were marked as ok on the checkout list. e.g. blinds ok, then charged $20 for new blinds, exhaust fans o.k., then charged for new exhaust fans, etc.