@Drew Sygit The verbiage in our management agreement is as follows: make, contract, and/or supervise repairs, alterations, and/or decorations to Property; to purchase supplies and pay billstherefore; Broker agrees to secure the prior approval of Owner for all expenditures estimated to be in excess of $500.00 forany one item, except monthly or recurring operating expenses and/or emergency repairs in excess of the maximum, if inthe opinion of the Broker such repairs are necessary to protect the property from damage or to maintain services to thetenants as called for in their leases; in the event that Owner is unreachable after multiple contact attempts for more thanforty-eight (48) hours to approve a repair in excess of the above amount, Broker shall be considered authorized to makesuch repair.I've been contacted about high ticket items in the past but these "make readys" are done without approval. 

Hi BP Team, We have a few homes in Temple, TX and we are looking to rent by the room.

In your scenario you'd have a potential tax event on that $200K difference.Here's a creative way to access most of that money tax free however. 

We paid $20k for a new system but it was a carrier infinity system and included a 5 ton condensor etc. we are also in washington dc area so it will be a lot more here than other places.

When we are starting to get close to finishing maybe we could been and you could stop by to see it in person?

Going to the events page above and seeing who is hosting meetups along with connecting with people at these meetups is a great way to grow your network of people within a small 25-50 mile radius.

I'm may be biased (because I'm an agent), but a Realtor will be your most important team member to start off because we are usually the most networked and have Property Manager, Lender and Handyman recommendations for you already. 

And here we are, reaping it's failing yet again....

They know we have rentals and that we are good for the money. 

We are in a constricted market cycle, low volume, strained budgets, high costs.