Items start their lifetime as soon as they are put into service. 

Like I said rents in Oregon if you look back were flat for a good 10 years.. there was signing bonus's and rent decreases.. not many if any rent increases the increases were the last 5 years and in some areas they were substantial like 50% in 3 to 4 years.this led to a back lash in the city of Portlandia so now you have all these people screaming for rent control and you have the law that did pass were you have to pay 4500 to terminate a lease.. and other sundry items..

This is all coming from no actual experience, but a lot of conversations, reading and late night YouTube sessions.

Thank you very much I’ll take this info and start checking off the items as I figure it out!!!

I hope no-one minds if I jump in to this conversation.

Here are some recommendations for you:Find and connect with other BP members that are in your area: https://www.biggerpockets.com/search/usersSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts: https://www.biggerpockets.com/podcastIf you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

Buy and Hold's have caught my interest in the best few weeks and I definitely welcome a conversation with you on the matter(s). :) I love to network and would like nothing more than to find my bearings and get my RE Investing practice off the ground. 

Before purchasing a property you should read the HOA's charter and what they allow and don't allow (some don't allow renters, some don't allow certain rehab items, etc...).

You would probably need to hire a lawyer and you are likely to lose much more than the cost of a utility bill or two.You may also want to have a conversation with her to explain your situation. 

Hey @Elijah Glenn, a few observations:1: I would account for ~12% in total fees when selling. 2: Are you able to itemize your rehab budget, is this a cosmetic job, is new mechanicals needed?