.- City instructs the New Contractor the tear up the road and reattach and tap my line back into sewer main.

While the market has gone on a tear.

We don't even let the tenants fill nail holes or touch-up paint, as they usually screw it up, so we let a lot of little things go as normal wear and tear and just have it addressed between tenants.

Hi Kevin,I have a couple of rentals in Fredericksburg and I allow pets (charging a pet deposit and monthly pet rent to cover damages and wear and tear).

If the tenant is dilly-dallying in paying the repair costs for (not wear-and-tear) damage for more than 1 week.

This will give you basic, reliable cash flow, without tearing your hair out.

But to just tear it all down on top of self....

The tenants have been in place for about 12 years, so it does have wear and tear.

(just looking for a ballpark here)- Average number of room turnovers per year - PadSplit says the average tenant stays 9 months- Average cost of each room turnover (room & carpet cleaning, repairs due to wear and tear)- Repairs and maintenance - how much are you typically setting aside for this?

We're wondering about various what-if's though, such as what if the people tear up the place, what if we don't want to rent to someone in particular due to references or credit or pets, etc.