Here are typical costs (for Las Vegas) and useful lives:Water heater age is easy to determine, since the manufacture date is stamped on the unit.

By the time they reach out, the auction date is often just weeks away.Some reasons I’ve seen:Shame or embarrassment about falling behindFear of scams or distrust of anyone offering helpConfusion about the process and deadlinesHope that something will magically work itself outFor those who’ve worked with distressed homeowners:How do you approach these conversations in a way that builds trust?

I have built two successful properties for myself to date and I’m starting to build for other investors.  

As leases expire or rental default occurs, cash flow is negative at ANY interest rate with current principal balance of existing mortgage notes.  

They require 48-72 hours notice to schedule anything onsite so we've been waiting 2 weeks now for a Section 8 initial inspection date to be scheduled by them.

-If I accidentally missed the date on my credit card payments, I would pay huge interest on the money, negating the benefits.

The replacement property must be received within 180 days, or by the due date of your tax return (including extensions), whichever is earlier.

@Paul Fogarty Yes, even if you overpay your total estimated taxes for the year, both the IRS and the California FTB may impose late payment penalties if any of your quarterly estimated payments (1040-ES for federal or 540-ES for California) are made after the scheduled due dates.

The housing stock itself is majority very dated.

I'm sure it varies by area.Start by giving the tenant notice that they need to pay the utilities or get out and you want proof that they are paid by a set date.