@Cassidy Burns I was actually looking at properties for sale in that same community, as they look to have potential for cash flow.

Similar to clauses in the lease releasing the landlord if the thing burns down before move in.

I hired a contractor who pretty much burned me and the money I used was my own capital.

You've obviously not just doing a lipstick cosmetic flip and outsourcing management like a lot of "turnkey"/ turn and burn providers are. 

You burn bridges with large contractors otherwise, and they might not bid your next job as estimating is a cost they can't recover if they don't get the work.  

I am compassionate, but I don’t want to get burned.

We have an excellent relationship with the owners and they have told us we are welcome to stay with only nominal increases for the next 5 years or more.I know the market is dipping hard right now, and I am not in a big hurry to simply buy anything just because I have money burning a hole in my pocket.  

Is there a Recommeded dishwasher that works well with rentals or something that stops the dishwasher pump from burning out?

I have a wood burning heater for my outdoor hot tub. 

Blowing through a 2K rehab contingency, a market drop and a bad FHA appraisal can really burns up the profits.Frank