I do less laundry, I rarely wash dishes because I never cook to create dishes, My showers last 5 minutes and my son is bathed every 3 days.

Since 6 pm last night up to 4 am multiple guests came and went and there are 6 cars in the driveway up to this morning.

Before i left, i left the last of my savings with my tenant, a long term friend (15 years) that rented from me for 5 years. my thought was with the 5 grand , he would have a nicer place to live and i would be able to maximize my appraisal and house hack a mutiunit. 

@Curt SmithApologies, didn't quite read the whole post, but to your OP and last reply...Your cost basis should be "your cost." 

49% of agents sold either 1 home or none at all in the past year: CFAAgent 'glut' means part-timers are now the majority, leading to 'widespread incompetence and pressure to maintain high commission rates,' according to the Consumer Federation of Americainman only 50 percent of agents sold only 1 house - Search (bing.com)I hit Executive Club status last year so far 8 years in a row!   

Lastly, you’re right.

My last tenants lived there for 5 years without a problem.

So starting into investing seems to make a lot of sense.I took a weekend class last spring about all things RE investing and it really got me excited to get started.

If you’re lucky and they didn’t provide a forwarding address you can mail the refund to the last known address.

I completed an exchange with him last September and expect to do at least 1 more this year.