In the kitchen I was gonna keep the kitchen cabinets but found water damage, so then I went on the lower end and bought base home depot cabinets that were unfinished.

Many day labors are getting great pay watering taking care of plants used for medicine and recreational use. 

Then using Lowes SOR & various damaged cabinets ($981).

If your submarket doesn't fully support RUBS I still think it's a good idea to consider lowering rents and implementing it because tenants that are forced to think about their water and electricity usage tend to use less of it.

Because they had renters insurance their company came in, did an estimate and wrote me a check for the damages and repairs. 

Nowadays we have so many resources available so we can dip our toes in the water first before completely diving into an industry. 

It is a nice home but had many maintainence isues with it including flooding in the basement, sulfur smell in the water, backyward not trimmed and some other things.

Ryan,It looks like you may be missing water/sewer expense. 

If I might throw on my optimism hat though, once they fully move all of the SEAL teams down to the new Naval Coastal Campus from Coronado, the government's attention to the issue *ought* to be higher than ever considering that these guys are out in the water a lot and when you have a state-of-the-art training facility for our elite forces being influenced by polluted water, this becomes a national security issue.  

Unkept lawns, carboard/wood to replace broken windows, roof damage, etc.