Tenant A moved out BEFORE the lease was up, Tenant B remained and was adding C and D to replace her and finish out the remaining 3 months on the lease. 

If I do not take the cost divided by(expected life span in months) starting at the first month I would need to do something like this later on: cost divided by (expected remaining life span in months). 

What is really bumming me out right now - despite the consistent and great emailing of rehab progress - it that my local affiliate won't replace the roof because it has 8-10 years remaining, meaning despite me buying it and paying for total rehab, I'll still have to replace the roof in 9 years and property won't even be paid off yet.

If garnishment there are other laws such as you can't garnish if they make under the poverty level or if above then generally only 25% of the check can be garnished at a time and if other creditors then the amount gets split down further each check.In some states some creditors are able to get money from the debtors tax refunds to pay some or all of the judgment.Now the debtor when getting a garnishment could leave the job and go to cash only or simply file bankruptcy to zero out their debts ( certain debts such as back child support, IRS taxes, and federal student loan debt) remain in many cases even with a bankruptcy.Some creditors get a judgment and sit on it hoping in future years they will want to clean up credit and contact them to settle.

July stats Single-family home sales rose for the tenth straight month, up 5.0 percent year-over-year with 7,440 units sold;On a year-to-date basis, single-family home sales remain 6.8 percent ahead of the 2016 volume;Total property sales increased 4.5 percent with 8,821 units sold;Total dollar volume climbed 7.5 percent to $2.5 billion;The single-family home median price remained statistically unchanged at $230,000;The single-family home average price increased 2.4 percent to $299,131;Single-family homes months of inventory grew to a 4.5-months supply, the highest level since September 2012;Townhome/condominium sales fell 9.0 percent, with the average price up 1.8 percent to $201,148 and the median price down 6.2 percent to $150,000;Leases of single-family homes jumped 15.6 percent with average rent down 3.2 percent to $1,815;Volume of townhome/condominium leases rose 12.3 percent with average rent down 5.1 percent to $1,546.

Any money remaining in the plan will continue to remain tax-sheltered.With a self-directed IRA invested in property, you could take the income and leave the principal intact.  

But the fact remains they don't deed it to themselves, so those investors who chase the owners based on public records wind up chasing phantom owners.There is another thread on here recently on the same subject where the investor got mail returns on all his mailers, and he had to go on Facebook. skip tracing to find the owners.

In this case, obviously this was a more sophisticated scam but the fact remains... buying Class D properties sight unseen out of state is asking for trouble. 

Sell your home, get a new mortgage on your new home, taking the remaining $$ you have, invest it in a couple of rental properties.

I'd guess that of the remaining 8%, the majority of those are owned by investors who have completely paid off portfolios with additional units, or who play games with their spouse having 10 mortgages in their name, and them having 10 in theirs.