I was not implying that by taking the course work or getting your license it would teach you about investing.

A BRRRR deal kind of implies a long term hold so id recommend doing what you said, "completely gut and redo the property the "right" way."

Your first couple weeks you meet up with a trainer to learn contracts , system access , etc.

For example, the disputed redemption statute for improvement values does not use the words or even imply "mandatory binding arbitration."

I didn't mean to imply you don't trust your specific agent - maybe I should have said "if one doesn't trust one's agent". 

The issue of not replacing the washer seems to imply  if it breaks, you won't replace it, and I'm going to assume also means not repair it, too.

I estimate it would last another 5-10 years under ordinary circumstances so I'll charge the tenant for that amount.Another suggestion: don't take a "pet deposit" because that implies the funds can only be applied towards pet damage and tenants can fight you on it.

That tenant has rightful possession and a legal, implied month to month lease. 

You imply there IS a roach problem but then you ask for advice on how to determine IF there is a roach problem.

Putting the "average sale price" column next to "average rental price" does not necessarily imply that the average house sold would rent for this price.