These costs should be discrete in my mind because they are CapEx, and not OpEx and will be incurred in a relatively short period of time after purchase, and are non recurring (over the short and mid terms).  

People have short memories and think stuff like that will never happen again......personally I would never buy in those areas unless I'm flipping it and moving on.....no way would I buy a long term buy and hold there.I just sold my property in Kingwood.....flooded all around the neighborhood but not near my property...it was a stressful 2 weeks..... really don't want to do that again....dodged a big bullet with no flood insurance and I'm not counting on dodging mother nature again

The only places i have carpet are both sets of stairs, 3 bedrooms, and a short walkway between the two bedrooms. 

Others might be fine with taking risk, but least by doing this a person can get an idea of what might go wrong.e) Legal document analysis: it will usually take a few days to go through the legal document properly, as almost inevitably there are tons of gotchas that either have to be explained, or mitigated with a side letter.That is the very short summary of what I do.

They are usually short staffed.

Long story short I wanted to return the security deposit, and find a new tenant. 

My current financing isn't terrible, but the amortization is short, and I'm looking to extend that with Fannie Mae.

2) if they go month to month, how much premium do you charge?

I’ve bought multiple short sales. 

If not, are there alternatives (short of moving to Texas) that I should consider?