They are very slow to bill me though,  it took over a year with one tenant.  

You need to get yourself off the emotion train, no place to feel sorry for people in business.Something happened at the end of last year, they are circling the drain, probably being evicted.

I *think* that due to the slow pay-down of the 30 year amortization the unpaid portion would get 'stepped up basis' (no tax) in the future at the time of your parents  passing.

So they were delayed because they were working on a generator, and everything slowed down.During the time power was shut off they left the front window completely open and someone broke in and stole their generator.

Also: Time- The city permit process was really slow, which delayed the work at every step, ultimately months.

What I do can be done inside 401(k)'s and IRA's of course, but it slows down wealth building.For one, the income and cash flow from how I invest, quickly exceeds the limits allowed for 401(k)'s and IRA's.

Old clay drains are often collapsed.

David, I am aware of verification, and one was provided, the issue i have is that after they received the #'s, instead of asking why the difference from last year to this year, they asked for a statement that isnt' true, namely "this is the slow season for the business" which is quite opposite of the truth.  

Maybe a multi with a big yard could work or a single family with an in-law would be another great option that wouldn't slow me down too much.It definitely is a balance - trying to live within means and investing vs owning a private home large enough for pets, kids, entertaining, etc. 

A lot of newer investors need to slow down on the front-end and do their due-diligence on the ground before purchasing, but deals don't wait, either!