Landlords mistakenly ASSUME all PMCs offer the exact same services and operate the exact same way, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services.This also leads them to ASSUME simpler is better when it comes to management contracts.

At which point our evaluation should rise on the community for closer to $4,000,000.00We've enjoyed digitizing all payments, streamlining service, as well as infilling new homes.

My question is why you want to bring it up to code, other than just to feel good or improve your exit strategy?

I could post a couple real-word turnkeys I have right now that are 1% day1.

This is because there is a tight coupling between market appreciation and rent growth.  

As we push closer to the mean, and revert back with some dropback I'd say it's the top 8-10% towards the end of this decade that can invest. 

Usually living in it for a few years may be enough for it to cash flow positive when you move out.  

At which point our evaluation should rise on the community for closer to $4,000,000.00We've enjoyed digitizing all payments, streamlining service, as well as infilling new homes.

At which point our evaluation should rise on the community for closer to $4,000,000.00We've enjoyed digitizing all payments, streamlining service, as well as infilling new homes.

I know this is above and beyond what most municipalities require, but being fair will make the whole process easier.Additionally, a new landlord can reduce the 60-90-day notice by offering more moving assistance (cash and/or labor) if they move sooner rather than later.