The major things we deal with currently in non-snow rentals are just hvac, roof, foundation.Thanks!

ARV : $250,000Monthly gross rental income: $4600Monthly mortgage payment: $1100Property description: completely vacant 4 family (three 3 bedroom, one 2 bedroom apartments) in a competitive rental market with housing shortage (large pool of candidates) 7000 sq ft property with massive units, roof was torn off and redone, newer hot water heaters, furnaces, electrical, plumbing.

Only these type of requests (water leak and no heat are urgent) and then you should text/call (your preference).

Roof appeared in great shape and was reported 3-5 years old, ended up being 16+ years old and needing replaced.

The home was left unfinished, but has exterior, roof, windows.  

The Landlord insurance policy quotes I am receiving has a high deductible for Wind/Hail/Named Storm coverage which effectively means replacing the roof would be out of pocket for me which defeats the purpose of carrying this insurance.

I initially paid out of pocket for most of the interior updates / rehab costs when the family moved in, but now it could use new roof shingles (which we've got estimates on) and some minor updates in the kitchen and garage.

I believe, they purchase their houses in better areas (better than ours) and a complete rehab, plumbing, wiring, roofs, walls, fixtures help with longevity.

electrical upgrades , plumbing,kitchen, roofing, shower, sewer,windows, doors, appliances.. plus I add the first 6month on the loan.My concern is that $18k as leftover in the escrow it should go back to the principal and I only  got  $15K the bank said that the rest is towards mortgage payments… ??? 

If they plan on doing the sales themselves than we charge 10% for any project over $2,500 but we don't charge for simple projects like AC's and roofs.