I spent about 20K fixing it up, and got a tenant in paying 2.2k/mo.

I do have a P.O. box I use for my "official" address on leases, but nobody ever uses it. 

First of all, I’m happy to have individuals to speak with similar interest.I'm new at Multi-family, yet have spent time educating myself and understanding the ins and outs of Multi-Family Apartment investing for over a year.

The large big box stores also have services that generate turn key pricing for projects like a kitchen remodel.

We have gutted the entire place, and because of the age (1989), are replacing every valve, electrical outlet, etc.Anyway, that's my sad sorry, and as much as I wish they would pay me for all the repairs I don't expect to see any money except that $600 deposit (already spent all of that on the dumpster).

The insured didn't like that so he hired an attorney and spent $5k which resulted in me successfully demonstrating to the attorney why his client wasn't entitled to reimbursement.Long story short, be sure you to understand the risks when buying property with a PIP. 

I own a beach house and I spent more than 20 K annually just on fixed overhead (tax insurance electricity water sewer and internet).

Seems to me like an opportunity to give an investment a thorough once-over with a professional inspector and just check up on things so it's not a black box since the tenant moved in is pretty valuable. 

They are a little bit more expensive than Home Depot, Menards, and Lowes but their bottom of the line is a 12mm wear layer which is better than the bottom of the line at the big boxes and their selection is huge.

Seller spent $2k on repairs they felt important.