Capex percentages only work on large portfolios, and even then you would still be assessing the actual physical condition. 

The majority of the physical labor was done by myself with some help from my kids (they love demo) and my husband on weekends.

I feel your pain - - my physical damages alone were $9,500 not counting lost rents.However, after 19yrs, I've learned that you can't squeeze blood out of a rock - - such tenants have nothing to attach or garnish and if they do, then the lousy $100 per month will never pay off for you. 

I am renting in La right now because I have a job assignment there, but I plan on being back to Houston within 6 months - 1 year.That being said, must you physically OCCUPY a primary residence for the FHA loan to be approved.

What you dont have locally is the ability to walk the property, make notes on condition, etc.I wholesaled a house last year locally without seeing it physically.

Try the recorder search, if there was: http://www.mcad-tx.org/html/records.html Your best bet may be to just call the appraisal district and ask for help: http://www.mcad-tx.org/index.html Actually, after playing around for a while with everything I could find I stumbled onto over 150+ of the auction properties with their real physical addresses between Harris/Montgomery.

I suggest that you physically drive by every property and take pics and notes of every single property bc you never know that one you would normally pass on might go for $5k.

From the lack of hands on DIY experience, physical tools, rental regulations and requirements, repair/renovation estimation, and just about everything else one can think of.However, I came upon an opportunity where a friend without any knowledge of my desire to buy and hold, explained current pain with a house that he can't seem to sell.

I am in the florida area, can anyone recommend a physical company

The appraiser must identify physical deficiencies that could affect the safety, soundness, or structural integrity of the property as part of his or her description of the physical condition of the property.