Our current manager is in Huntsville and it is becoming clear that we need someone more local to Cullman who can be on top of showing our listings and taking charge of maintenance and repairs as needs arise. 

You'll need to cover inspections and repairs.

I've had a lot of large repairs in the past year that just kill the cash flow.

Quality over quantity. that would be an interesting exercise for BP super computer who has the most votes to post ratio I bet Mike D is right at the top.. then on the inverse you would have the least votes for the most posts those would be those folks that just post the same thing over and over I suspect.

If the answer is "close enough," they move forward without much hesitation.While it's true that higher-quality tenants are easier to attract with nicer homes in better areas, I’ve managed C-class properties and had fantastic tenants.

Why mention the tenant will be responsible for appliance repair above ordinary wear-and-tear?

As a licensed contractor and real estate agent, I can review your estimates, ask the questions you might not know to ask, and help you make an informed decision that balances cost with quality.

Hard Money will usually finance 90% of your purchase price and 100% of your repair cost up to 70 or 75% ARV (after repair value).

Repairs: Add a pool ($77.7K).

.* Work Quality: Jenny never showed up to the house, she sent 2 people instead, she never mentioned she would not show up herself, she never asked for approval to send two others instead, they did not complete the job, and there were multiple unauthorized charges on my card.* Receipts and Expenses: Once I brought to Jenny's attention that we were 20k above budget, she refused for days to give me the receipts, saying that I needed to give her my credit card statement first.