The key is making sure the deal’s numbers work, your profit should justify the higher cost of capital. 

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

He's changing the terms of the agreement, and you can choose to accept it or reject it.I don't think it's fair to pass this cost onto the tenant just because you are unwilling to stand up to the contractor.

Multiple people including myself have tried to caution him of the the true costs but he's been repeatedly dismissive and has made it clear we give him motivation and he wants to prove us all wrong (whatever that means). 

It hurts the tenants ability to find another rental, nobody wins, and it takes forever costing you money. 

Platforms like Avail can help if you prefer to self-manage but still require time for repairs.Tax-wise, repair costs may be deductible immediately, while major improvements must be depreciated over 27.5 years.

Whether you're curious about cost-effective renovations, navigating building codes, or optimizing a property's layout, feel free to reach out.

Mailing/emailing a notice to "start the clock" doesn't cost much and should be done to NOT lose time if tenant doesn't pay.

Interview multiple ones to ensure they can handle high-turnover tenants.Long-Term Viability → Crime, maintenance, and turnover costs could eat into your returns.

I usually use the FMRs for the area as a minimum rent, but if you can attract non-S8 tenants, that works too.Can you share any numbers on the opportunity: purchase price/door, any rehab costs, ARV?