I've work with prudential in all my deals from Boston, nc to pa...so very comfortable with them (all by accident)So prudential is a logical choice in that sense but not very investor friendly in Keller William sense.

I just discovered this by accident after talking with someone with the city.

Simple calculation - average rental period for the area and "good tenant" profile (in our case, for instance, in Japan, its 4-5 years in the singles' units we like most), take 25% off that time for unexpected downturns (or more if your area is notoriously unstable), and work out the percentage 1/2 or 1 month rent income is of that period (in our case more like 1-2 months).I think, in the vast majority of cases, and particularly if you work out how many empty months bad screening or management can cost you, you'll see there's no doubt as to the financial gain potential a good PM or tenant placer can be worth.And that's without even taking into account the personal toll of time and resources spent when you do it all yourself...

I also upgraded the windows to energy efficient windows and had to find a new window supplier after mine unexpectedly closed up shop a couple weeks before the job.

It will require new kit cab refacing/carpet in 2 and paint in all 4 (I am handy so I would do these myself to save on unexpected expenses I might have for a first time buy.)

Unexpected subfloor saturated with cat urine ..

Yep its all about the cash reserves for sure, which I plan to have a decent amount of incase something were to happen unexpectedly.

It's always good to have an appropriate amount of money in reserves for those unexpected expenses that WILL come up at some point.

I can't imagine that any liability waiver would protect me if the tenant decided he was going to try to get the thing working and there was an accident--like electrocution.Based on some knowledgable sounding posters here on BP who remove ceiling fans, garbage disposals and dishwashers, I am thinking I am not going to find many folks that would think this is a good idea.

I think I would be sure to take someone along as there is some safety in numbers.. especially if you come with an extra person unexpectedly.