It’s just math and risk.Most of the homes investors buy off the MLS are properties that retail buyers can’t or won’t touch, outdated systems, safety issues, old roofs, bad layouts, deferred maintenance.

Run your numbers as if it were a long-term rental too — that gives you a safety cushion.And don’t underestimate the value of a good cleaner and handyman — they’ll make your life much easier.Happy to connect and share insights as you move forward!

Tankless units hate inconsistent, on/off demandYour exact use-case, slop sink, occasional washups, random tenant usage, is where electric tankless performs the worst:Rapid cycling burns out the heating elementsSlop sinks often have low flow, and tankless units won’t even turn on under ~0.5–0.7 GPMFlow rate varies a lot with industrial faucets, and tenants twist knobs fastYou end up with “lukewarm water” complaints or units that won’t fire consistently.3.

Quote from @Carter Ledwith: Great point on the goal of balancing speed and safety.

For long term rentals I do not generally use month to month except in certain circumstances (example, once I had a property come available and was contacted by an agent for an insurance company who needed to place a family for 8 - 10 months while their fire damaged home was being repaired and were offering well above market value rent). 

If flipping/doing repairs yourself, plan the scope and budget conservatively.Ongoing: Build a team: agent experienced with 2–4 units, a mortgage broker, a general contractor or handyman, and a property manager (if you don’t want to self-manage).6) Practical tips for a single momPrioritize safety and stable tenants — vet renters carefully.Start with properties where one unit can be quickly rented to cover mortgage while giving you time to settle in.Ask about owner-occupant mortgage options that let you use rental income from other units for qualification (lenders often allow some projected rent to be counted).Consider partnerships (family or trusted partners) only if you’re comfortable and have clear legal agreements.7) ResourcesFHA multifamily rules (owner-occupant 2–4 units).

The lesson: with solid planning, adaptability, and strong support, even major projects can produce exceptional results.

Other issues can be contractor needs to be fired but that partner likes the contractor because it is his brother-in-law, or they want to be more involved or less involved and the split is not good where you want to be..

Guidelines to follow:Only buy in low-cost markets if your costs stay under 75% even after paying for two major capital improvements, such as a new roof and a new water service line.Make sure you can eliminate all obvious safety and health hazards—like broken sidewalks, missing railings, lead paint, or poor lighting.

Nothing wrong with that.PMC's really shouldn't play with fire though - if ANYONE they hire gets injured and sues, they will sue the PMC AND the owner. - How would you feel about your PMC getting you sued?