We include the cost of all the smart tech we want installed that the homeowner keeps, safety items we require in each property, and the items/signs we use to "brand" the home to our company, as well as our time setting up the listings, pricing, guidebooks, auto messaging, cleaning up the supply closets, kitchens, etc.

Russell I had my first contract come in on one of my new builds and the commission was simply one of the line items in the addendum.. it became a negotiating point and thats what I did as the owner/seller I did my counter and part of it was a commission adjustment to the amount the agent put in the offer..

The only items to really worry about are the slightly higher fees and PPP periods on the loan. 

Manager retorts that if it’s a fair price Graybeard won’t mind itemizing the bill.

When I was growing my first real estate portfolio of small MF properties, I kept a list of non-pressing items that needed to be addressed at the properties.

Current systems and tools:- Assistant to manage payments, invoices, ensure rents come in and chat with tenants for issues- Melio for vendor payments- Baselane for banking - separate accounts for each rental and deposit- Google sheets for Income and Expense reporting- Azibo for rent collection automation with late fee automations- Drive for my leases, SOPs, and documentations of tenants move in/move outGoals of improved system:  ensure I have a read out of how each property is preforming month over month, check on big expense items, ensure vendors get paid, mortgages get paid and rent is coming in, generate APY on float and savings for any big CapEx that comes up, and make my life easier come tax season.Is there a single software people use or what do you do for your business systems to optimize all of this?

literally zero debt and the only negative items on it are some late payments to a CC (just didnt have autopayment on, it's like $23 dings here and there). 

It's essential to consider and appreciate the diversity of housing options available, each serving different needs and lifestyles.

This along with your roof should be one of the 1st items explored. 

Richmond, VA is a great choice for real estate investors due to its diverse economy, affordable property prices, and rental demand from universities and young professionals.