They don’t seem to fit the reprimand maintenance category but don’t seem to be an improvement or betterment.Darrel Donatto 

HIGH LEVEL VIEW:Potential locations: appreciation, population, per capita income, taxesLocation validation: major employer viability, economic trend, economic stabilityTarget tenant pool: segment most likely to produce "good tenant pool" tenantsProperty profile: type, location, configuration, rent range which the target tenant pool is willing and able to rent and is profitable.Investment team: property manager, realtor, trades and others as neededCandidate properties: price, ROI, time to rent, crime, location, proximity to jobs, trafficSpecific properties: return, time to rent, rent range, rehab cost, rehab risk, area vacancy rate, proximity to jobsLOCATION RESEARCH:City economics: https://fred.stlouisfed.org/categories/27281Neigbhorhood breakdown: http://www.city-data.comNiche ranking: https://www.niche.com/places-to-live/search/best-places-to-live/Property taxes: https://www.fool.com/millionacres/research/property-taxes-state/Property insurance: https://howmuch.net/articles/homeowners-insurance-rates-2020CORE 4:Team members that is especially important for OoS investments are Realtor, PM, Lender, Contractor.

We live in the suburbs of Portland Oregon and air conditioning is more of a bonus not expected here, especially in older homes.

It is assumed by the state that any rental larger than a 1 bedroom will fall into this category at some point because of the anti-discrimination laws that prevent landlords from refusing a family because they have a child.

The appreciation over time was just a bonus.

We have tenants on these mobility programs but it is important to run your numbers at market rent and if you get a mobility tenant then it is a bonus.

Take the sales proceeds and go buy 1-2 more deals that you would hold, and generate bonus depreciation to help offset your gains (do this in the same year to be most effective). 

Brandon Turner also threw some in as bonus material in his property management book.

When I export my Flip Calculator Report to a PDF it lumps all of my repair costs into a "Miscellaneous" category.  

Across all of these categories you have your mileage/toll costs.There is no one else who can give you this number as you need to tally all of your expenses as they transpired between your buy and sell.