My model does include an annual maintenance amount and a big ticket amount (capex  ie roof) and finally some utilities (I like to pay the water bill and lawn maintenance so the exterior always looks decent).  

Give you the wherewithal to pursue and achieve your long-term goalsMany investors start off "too hot", and they either overdevelop their first property or they spend their money too fast - either of these behavior will stop you dead in your tracks, and you probably won't even be able to achieve your short-term goals - and you certainly won't have the resources to pursue your long-term goals.

Give you the wherewithal to pursue and achieve your long-term goalsMany investors start off "too hot", and they either overdevelop their first property or they spend their money too fast - either of these behavior will stop you dead in your tracks, and you probably won't even be able to achieve your short-term goals - and you certainly won't have the resources to pursue your long-term goals.

With Portland seemingly "hot", are good deals still able to find? 

When the stress test was performed gray water came out of the Cleanout.    

I would replace that water heater at your next vacancy.  

Over the years I have had agents say they will do all the steps to succeed only to be full of hot air after 1 week.

I'm in Hampton Roads area and It's HOT!

in the murky waters of "This is what I think happened... agree with me, please." 

A client of mine bought a 60 unit and had to put up 20,000 to the city as they handled water,power,trash etc.