Quote from @Dan Lucchesi: Quote from @John Underwood: Lower price and advertise in more placed.I even get an occasional booking from a perpetual free Craig's List ad. 

I actually am an attorney, and still send mine for extra vetting. 

Perhaps your #6 of repurposing commercial in to multiple small residential units is the best idea I can see in SA as it has had way too many Single Family rental homes added the last few years. 

He's done everything on my list but adding the bathroom in my basement.

A pool can be a big liability, but can also be a bonus for the right tenant that is willing to pay extra for that amenity.

Then they won't need an upfront payment for work they haven't provided yet.Also, get a signed contract, copy of the drivers license, contractor's license and be added to their liability insurance.

I'm planning to send some mailers this year using the Ballpoint Marketing integration, so really glad to see you guys have added that!

It's easy to obtain, costs very little, and doesn't require extra, on-going effort to maintain.

However, with smaller investments, if bonus depreciation isn’t captured in the first year, a cost segregation study’s cost may outweigh the added benefit.Additionally small tenant improvements could have similar benefits with bonus depreciation and new assets.

It could’ve just be my personality, but I always felt a little reluctant to be extra friendly if the other side did not reciprocate.