I came across a 2-flat with a basement that has been converted into garden unit with 3 bedrooms and kitchen and bath.

I wouldn't want to be doing a new BTR deal right now and ReFi at a 7-8% rate, unless of course it penciled.When subbing out to other contractors, you can expect to pay 20-40% more than it would cost you to manage/do the work, so make sure you bake that into your model as well.

What I do for my units with shared meters is I charge 50% flat to each tenant which prevents waste I get no issues with any waste due to this but the ones that share electric bills do get many complaints due to the size of the bill.

I will just have my bookkeeper bill a flat amount monthly from Jan 1st on. 

Quote from @James Thompson: Anyone had any experiences with working with flat fee agents?

I came across a 2-flat with a basement that has been converted into garden unit with 3 bedrooms and kitchen and bath.

wow never seen flat roof designs in that part of the country. 

I argue how would median incomes double in CA and lay flat or significantly lag in rest of country? 

The lot is almost perfectly flat which makes this significantly easier. 

I do have a nightly pet fee but i put in my listing that if someone is bringing a pet for an extended period of time they can also reach out to me to discuss a flat pet rate for their stay.