Problem was he didn't even show up.

. $137,500 Purchase price (25%) downMOnthy payment PITI--$1205Gross rent $2100/month2  ONe Bedroom units $625/month1  2 bedroom unit $755/month garage rented for $100/month The 1 bedrooms are 50-75 under market valueThe 2 bedroom unit is about $200 under market valueCoin op laundry in the basement also.

The benefit(s) of diversification will likely get washed away in the cost of management. 

It took me about 1 hour and I was done . now I have lots of time to get a replacement the spare covers the current  problem .I dont repair refrigerators , washing machines or dryers , its cheaper and faster just to replace .

The rent roll is correct at $144k per year, apparently there is additional income from laundry, but don’t know the numbers yet.

We renovated the laundry room, added a refrigerator and painted the cabinets to bring a fresh, clean look, along with a little bit of hands-on TLC we did ourselves on weekends and during our lunch breaks.

Some of the larger expenses-Interior/Exterior Paint, Storm shutters for a few of the front large windows, added additional cabinets to one unit, New refrigerator from Dent/Scratch store after old one died, Laundry units that tenant pays +$50/mo for etc.

Since the water company has closed the valve at the curb, you are effectively feeding water into the house via the washing machine faucet. 

Although for a small property you may not have common water utilities like pool, laundry, etc , though you may have lawn irrigation.e.g.

The tenants have a laundry/ dryer hookup, and a small storage area in the basement.