She does most of the painting, cleaning, lock installation, mini blind maintenance and replacement, caulking, cabinet hardware change outs, electrical wire pulling, fence post hole digging, etc.

Was thinking of replacing with a grey roof and maybe paint the brick white or a light grey.

Many MH investors separate their investments into two components A) the real estate and B) the wheel estate. 

I’m looking for a contractor to fix a plumbing leak and replace a tub and shower surround and likely some sub flooring in a rental unit bathroom.

If it was put in before 1996, chances are that it will need to be replaced at minimum or at least upgraded when you add on to existing or build a new building on the property.

Text message received = work order; if item repaired or replaced and I did the work, then I'll have a text message sent back to the tenant showing work completed; if it's something I had to purchases (new stove for example), then I'll have both the receipt for the appliance store & a text back to the tenant showing the work was complete.One of the nice things about my properties is I fall into that tiny sliver of properties that are exempt from having to allow emotional support animals. 1 property being a single family house not brokered by a real estate agent.

It took about a month to find the replacement contractor, and then another month to get them on board because of the slow rep we were designated.

When inquiring about a specific property that is in need of major "cosmetic" repairs/ replacement:*drywall damage*holes in interior doors*tile missing in shower*disgusting rugs*peeling vinyl flooringAll things we have experience in replacing, however would this affect the possibility of getting a conventional or VA loan due to the clause "No major issues affecting safety, soundness, and habitability"?

Get bids on the cost to replace everything and divide the replacement cost by life expectancy      $10,000 to replace / 5 years left

You have to identify a replacement property within 45 days of sale AND the new property must cost as much or more AND you have to put all of your gains into the new property.