i can also try to sue the landscaping company a d the management agency that arranges works for the HOASince they are all legal entities- its a concrete slab - nozzles right in front of it pointing the wrong way i was shocked it could get in but the engineers report is clear  and there is not rainfall or pipes in the vicinity  

I personally do not like electronic payment system as they can be open to abuse by tenants.

Sweat equity on painting, landscaping, general curb appeal What was the outcome?

33 Unit - Asking $4350000 - ( I believe I can offer $4120000)Building is %100 occupied Current Rental Income -   $400380Total Additional income  $20698ExpensesReal Estate Taxes $66,695Insurance $8,407Trash $3,534 Electric $2,375 Alarm Monitoring $666 Gas $18,749 Pest Control $1,135Water/Sewer $24,051 Landscape/Snow Removal/Cleaning $12,168Management $34,439  Repairs/Maintenance $16,000Cap EX $20019                        TOTAL EXPENSES $208235NET OPERATING INCOME: $212843Dept service  $195600There is a big rental upsideCurrently the average rent is 1042 per unitComps tell me that if I fix up units @$8000 per unit - I will be able to get $1300 average on a unit.Once all units are done over the building should be able to fetch $6m after 36-48 months 

The 10% is accounted for in other expenditures, along with landscaping.

I am paying a landscaping company, have repair and maintenance on staff and paying a management company as well.

If the tenant qualifies, they get an electronic lease immediately, pay the security deposit and I cancel the rest of the appointmentsProcess I'm considering tryingList apartment on Wednesday Have all potential tenants show up at the same time for an open house style of viewingHave all interested tenants fill out a free application with income info and other basic questionsPick best from the list and send them a paid background checkIf tenant passes then send them a lease, if not, inform them and move on to the next bestAny input on these two strategies? 

Electronic lockbox access, showing service fees to access properties.

Government ID verified On top of all of that I use a separate Standard Rental Agreement written by my attorney to be signed electronically by all guests.

All forms of communication can be electronic and you never have to meet in person...even if you are self managing...My tenants are trained and empowered to problem check and resolve issues on their own...if they can't figure it out, it's their home and they can call a professional to fix it and cc me via text.