We would handle the guest communication, coordinating cleaning, minor repairs, stocking supplies, calendar management, etc.

I'm looking for a 10-20 unit, built after 1960, needs repairs and the unit mix are 1 bed and 2 bed because most people don't rent out 3 bed.

Here are the numbers I know so far:Rents4 units all currently occupied on one year leases- #1: 1/1 $995 monthly- #2: 1/1 $995 monthly- #3: 1/1 $995 monthly- #4: 2/1 $1,100 monthly- Gross rents: $4,085 monthlyExpenses- $12,070 taxes annually- $350 monthly insurance (my estimate, they have liability only right now)- $175 monthly landscaping- $120 water (electrical on separate meters, tenant pays)- Total expenses: $1,651 monthlyNOI around $2,434 before vacancy, maintenance, and management (although i would likely self-manage these)Property needs about $50K in other repairs and udpates from what I can see.

Since repairs are essential, doing the HVAC and roof as cost-effectively as possible will boost rental value and make refinancing smoother.

The buyers need (not request) a full 5%-6% seller assist and become complete menaces and eat into your margins with lengthy repair addendums following inspections. 

To share some numbers- I bought one in 2022 for $230k (I went over asking and that was a mistake), but got 28k in repairs paid for by the seller and then I put another $42k into it for upgrades.

Property management has been aware of the situation but can only do so much even with constantly redoing what is being removed and repaired.

., repairs, maintenance, insurance) associated with a rental property.

Who is paying rent, who's always late, who's calling for what repairs. 

Like most states, Georgia gives you the legal right to enter for inspections, repairs, or showings.