Long play for appreciation seems ok, many people on west coast do appreciation over cash flow.you might want to plan more Maintenance costs depending on age and condition of roof, siding/paint, furnace, water heater, plumbing ectProperty management for 8-10%, unless you will manage yourself

Hopefully the information warning will be enough to get them to shape up before I have to move into more legal waters.

Once the valve opens and the water turns on, a leak or flood will likely follow. 

We plan on doing this through a series of flipping and rentals.Type of Property: The property we are looking at is a 4 bed 2 bath single family home @ 1865SF.Location of Property: WIPurpose of Financing: Purchase-Renovate-Cashout RefinanceType of Financing Sought: Note sureCurrent or Prior Ownership of Realestate: NoneOccupancy: Living with parents after graduating school to save moneyValue of Property at Present/Offer Price: $100,000ARV: $200,000Anticipate or Actual Appraisal issues: Yes, currently vacant and winterized (wont know if water is working until purchase)Current Rents per month: $0Fair market rents per month: $1,750Down Payment: available right now $5000Source of Down Payment: own funds Income Source: SalariedGMI: take home around $3600Monthly Debt Obligations: student loans $1000FICO: GoodCredit Issues: none really never late but student loans do suck

My nightmare began when a recent tenant failed to notify me of water damage.

My capex budget includes but not limited to: roof  25 year life span, floors 10 year life span, appliances and hot water heater 12 year life span, hvac  20 year life span, bath and kitchen remodel 20 year life span, etc.

I know this will make it a little more difficult but it is in a perfect location with beautiful views of water, no neighbors behind and the house next door is a custom built Mcmansion, the area is coming up fast.

Sure you lose the riding free across the plains "vibe", but you also spend a whole lot less time and energy avoiding "marketing a property instead of a contract" when you can just market a property.Just my 2 cents

After the inspection we found a substantial water leak.

I have a 4plex that only has one water meter, two of the tenants are on section 8.