A good approach is to set aside an additional 5%–10% of gross rent for CapEx, depending on the property’s condition and renovation quality.While turnkey companies often provide attractive numbers, it’s important to remember their goal is to sell properties.

I also like to use incidental insurance as an additional layer such as Waivo to cover items.

In Tampa area I am well connected as a PM and broker and have a lot of off market in addition to MLS. 

Are there any additional fees (e.g., underwriting, appraisal, or prepayment penalties)?

LLCs require additional filing fees and tax returns and just complicate things.

In general hands off ADU additions cost more than the value that they add.Have you looked into what the garage could rent for as a garage?  

Strong jobs reports had a larger effect on the 10 year treasury, followed by strong retail sales numbers, followed by EU inflation numbers, then followed by election results but honestly election results only affected rates for a couple of days.Lots of pressure on treasuries from the level of debt the US is carrying, but remember the Fed is also still doing quantitative tightening (while cutting rates) which is additional upward pressure on rates.

•Use this credit to fund additional properties or expand into other ventures.By the end of Year 2, you’ll have:•Two LLCs: one for operations and one for property management.

Since you have no contract, there is nothing that says you do not have to pay if you are not satisfied, and your spreadsheet would seem to indicate you owe him the money.Similarly, since you paid him for previous work on the spreadsheet, and the spreadsheet shows you owe him for additional work, your argument is not very strong.

I have also added line items for common area monetering and additional appliances.