There are no capital expense surprises; only surprise timing.  

I've done BRRR's in the past, but personally, I'm not currently pursuing any strategy that hinges on hitting an ARV because--as you mentioned--the market is changing fast, and will likely continue to change...I'm always surprised (and a little worried) by how often I see newbies on the forums talking about wanting to flip or BRRR in the current market.As for rehabs, whenever I look for a rehab candidate, I'm not just looking to make aesthetic improvements.

Surprisingly a lot of companies don’t like ensuring log cabins.

But one surprise can set you back several thousand dollars and there's no income to balance that.

it was in an area of Philadelphia that was convenient that I liked.

I would be surprised if no one house hacks in your area!  

I have tried lots of things to help; posting on additional sites, opting to allow pets when I didn't initially, lowering the rent by $200; lowering the cleaning fee, etc.Opinions welcomed and I know this is dependent on a lot of factors.It's a 2BR 2.5BA townhouse, lakefront, convenient central location, safe neighborhood, completely and newly furnished, TV's, W/D, fully stocked kitchen, king size bed, deck and balcony overlooking lake, professional photos, video walkthrough.Utilities all included along with furnishings.MTR, so month to month leasing option.I initially listed it for $3000/month, then lowered it to $2800 a few weeks ago.Is it too high still do you think?

The hate towards California is at an all time high and despite being warranted in many ways, theres much more room for positive surprises compared to the hot markets today that are oversaturated with investors.

I'm self employed and flexible so work is no issue there's always surprise in real estate, crazy surprise, if I can share my agenda you will be surprised and would leave biggerpocket immediately LOL ...

Basically you get rid of your operating deductions and file on a Schedule C vs Schedule E.Here is an excerpt from an IRS document - https://www.irs.gov/publicatio...Schedule C (Form 1040), Profit or Loss From BusinessGenerally, Schedule C is used when you provide substantial services in conjunction with the property or the rental is part of a trade or business as a real estate dealer.Providing substantial services.If you provide substantial services that are primarily for your tenant's convenience, such as regular cleaning, changing linen, or maid service, you report your rental income and expenses on Schedule C.