Every time it was the appointed time for our phone call, I got a call from a substitute, apologizing that George and Gary were both unexpectedly unavailable, and explaining that he/she were going to speak with me instead.

SO to our surprise the owner walks in meets and greets tells us what they DID do...cleaned the fridge, mowed and weeded the landscaping (which was a big feat in itself), unclogged the upstairs plumping assured us they would clean up the mess that was left due to that fix(but left the mess for us) clean.

Hey @Carlos DiazFellow wholesaler here.Im surprised you had an issue selling.....as were now in a sellers marketI'm assuming your numbers were off or there were not enough eyes on itAnything with half way decent numbers seems to sell fast these days.like @Wayne Brooks I recommend Independence Title, they rock!

I had helped my Father paint all of the walls a nice eggshell white and was surprised to find a bedroom painted pink.

I'm surprised there haven't been more responses to your post, there are some good CPAs and tax pros on here that could help out.  

Insurance should be utilized for items that could "take you out" and are unexpected, but nothing beats a good risk management plan.

I would mention that I had the letters and see if he wanted them.I have offered or returned items in the past most folks are surprised only ran across one nut who had rented a place 30 plus years before from a couple we got it from.They had stored a lot of stuff in the attic I was warned she would be a problem and to keep what I wanted and trash the rest but I insisted on returning the stuff so I called and I hauled the boxes and luggage to her  She started with calling me a thief,actually called the cops in the small town saying I robbed her That I kept antiques coins other junk(cop got a kick out of it and said I shouldn't have gave her anything back)her husband said that they had forgotten about the junk  She told people in the area I was a crook for awhile  lol Later she went to realtor school and offered to help me find property

In 30 years at 2% inflation that becomes over $10,000 at about $350 per year.If you are going to be surprised let it be that you actually have some money left over.Good LuckBill

At first, I thought VRBO would be the way to go but a quick search surprisingly did not turn up anything appropriate.

I'm surprised your cap rates are so low for your single family.