As the seller I would pay for the energy audit, do the analysis on the work to be done (cost vs savings) and then market the home with a prepackaged improvement contract that would meet lender guidelines (solar, EE windows, etc). 45 day close to allow for enough time to do loan and obtain permits, occupancy COE+2. 

first tenant ruins the carpet and breaks windows and your property manager sends you a $6K bill 7 months in? 

He's probably hoping all my investment dreams will fly out the window when I'm chasing around the little one.

Just 2 rooms upstairs with windows .

I have a contemporary single story home with an open floor plan that has large windows on three sides, 2 sets of sliding doors going to separate patios, 20' ceilings and skylights.

I also added 4 new basement windows that provide proper egress, rewired the basement and landscaped the yard. 

Computers can calculate square footage, number of beds/baths, and other objective criteria, but they can't measure the subjective things like curb appeal, flow of the floorplan, view out the living room window, or the grating irritation of four barking dogs in the neighbor's back yard.Learn to study the market and how to evaluate properties on your own.

The company I use has a sliding scale based on the age of the account, so they may charge 25% for an account less than one year old and 45% for an account that is six years old.

The law also creates a landlord liaison position at City Hall.Effective in six months (I believe this to be July 1, but I haven't found an exact date anywhere.)I thought this was important to share, as many of the local investors I work with in the Kansas City Metro have very strong feelings pertaining to this ordinance, and are making very serious decisions pertaining to where they invest in the KC metro.Let me know if you would like me to email some brief slides explaining the ordinance, or if you want to read the actual ordinance in detail.

Reading about actual humans in this thread, accepting and justifying negative cash flow as a mechanism to invest in real estate, tells me everything I need to know about the current state of the rental real estate market.It's almost as if every single podcast full of veteran investors for decades, all of those golden rules of thumb/pearls of wisdom/rules to mitigate risk, are tossed out the window all for the sake of chasing a yield.I feel like I need to take a shower after reading this nonsense.