@Eve OliverI’d watch your home toilet water speed, maybe with a ball of toilet paper, and then watch rental one. 

However, in need for speed, I put a temporary dent in my credit score (high revolving debt, but never had a missed payment).

Put speed limit and noise signs out.

The only busted washer I've had to replace was a combo industrial unit that we had to buy used at the beginning of the pandemic when everything was out of stock, a speed queen that no one could get any parts for. 

In California tenants are well protected-some areas more than others any document becomes nothing more than a speed bump if the tenant refuses.

I have a six inch speed square in my pocket when Im tile shopping.

Plus we are a direct lender so speed isn't an issue.

There was a good article in Crain's about appreciation in the area:  http://www.crainsdetroit.com/article/20150615/NEWS...Wayne county is appreciating the fastest and Oakland County is appreciating the slowest.  

The two fastest ways to lose money in real estate is bad contractors and bad property managers.

In the last serious housing crash (which started in 1989) it took three years for the market to shed 32% – so you can see we’re now on Warp Speed."