Using an unexpected repair as justification for not caring about cashflow as much as appreciation doesn't really address the issue, especially when appreciation also operates on the idea that the property's condition doesn't decline relative to comps.From what I understand about REI and cashflow, cashflow should cover not only PITI, but maintenance, repair reserves, prop management, etc.

Next issue, I know we had BP members who taught real estate at state approved schools, that would have qualified, but what  tossed them out of the ring was they also taught beyond their qualifications, such as in finance and got it wrong!

Some of the issues I have clarified so far from this and other forums:1.

I have newer properties that spec builders just through up and have issues with. 

We pulled every trick in the book, and the odor remains.Another issue is that when tenants violate one rule, they tend to violate more.

Family medical issue- being near my mom is the driver. 

We have about 5 percent of tenants who had valid covid issues.

I've built relationships with property managers who have distressed properties in their portfolios that can communicate directly to owners. 

Can anyone recommend good companies to root cause  and implement solution to fix this issue?

Also keep reserves beyond your 30k for unexpected issues.