Commercial programs a heavily dependent on location and NOI (less one size fits all compared to residential). 

For example how many units in your comparable are classic vs Platinum. 

We don’t know any PMCs to recommend in the Cape Coral/fort Meyers area, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Housing is still affordable compared to other markets, which keeps renters and investors coming.

The new appraisal just doesn’t make sense, especially when compared to the first one.

I was comparing large cities to other large cities.  

Get an estimate from a GC to get a good idea of what is required.Market Comparables: Check what similar-sized homes with finished basements or additional bedrooms are appraising for in your area.

Signing the lease demonstrates they agree to the terms and then you can hold them accountable.If you don't do this, then the person named on the lease and paying the rent could disappear and you would have no legal authority to charge the remaining three for unpaid rent.

Hey Isadore, Send the tenant a notice of non-payment and have the tenant go down to their local public housing authority office, HRA, or Department of Social Service office and provide them with the notice.

Since you can't control the sale price, you basically have a $4k cushion to your reno costs, or otherwise you lose money compared to the as-is scenario.