This is already more than halfway to the 2.6-3.0" where cracks will form and the foundation may become a serious issue that requires expensive foundational repairs or the demolition of the entire property as it continues to get worse and worse.Depending on your contract, it can be cause for you to get your down payment/earnest money back.

And other tenants either leave or don’t pay rent on time.l and whenever they leave I have to put in money for making it rent ready again.And every time someone leaves it takes months to get new tenant.On top of it there are multiple repairs every month.

I'd say top things to keep in mind would be  Setting a clear budget Including; purchase price, repairs, holding costs, closing costs, and your profit margin.

I would like to complete some repair/enhancement work before I get a tenant.

If I could purchase a property 50/50 with my IRA, it would be a lot easier to finance and would I be able to manage and do repairs myself through my 50% ownership?

If you're aiming for really detailed budget-vs-actual tracking for individual repair categories, breaking down receipts can be extremely tedious.For example, if you buy toilets, doors, vanities, trim, and paint all on one Home Depot receipt, those five items technically need to be categorized separately (plumbing, doors, bathrooms, woodwork, interior painting).

So, yeah, my question about the $7,000 or $12,000 and paying for the repairs holds.Since you're likely to reply with more incoherent nonsense, I won't be replying any more unless anyone has honest questions like the original poster and many of the other great people on this forum. 

Mine have smooth and popcorn ceilings and I've never heard a complaint about the style of either.The only problem I've had with the popcorn ceilings is repairs can be more visible.

Soon with raising prices, repair costs/labor costs going up each year, HOA, Taxes, and all other items you will soon be negative.

Repairs: $50,000+🏷️ ARV: $455,000💰 Potential Spread: ~$105,000📈 Est.