The PM should have had a key to the unit, but again, that might not be the PM's fault if the tenant changed the locks against the provisions of the lease.How is it that you consider the tenant to be "judgement proof"?

Just try to find some really reliable people that can give you good quotes on your landscaping/fence/Kitchen cabinetry and roof.

You can also just do a cash out refinance and prior to locking the rate use some equity to buy the rate down to where the loan cash flows the best.

Their processes and systems are just not reliable enough for me to trust them.

We are seeing that play out now with some Syndicates losing props for 100% capital wipe out for their investors or locking up capital for looong time etc etc..

I pay an annual broker fee, small transaction fee (for E&O insurance etc), MLS fees for access and key lock systems, Realtor fees (which are higher than you think with both national and local), my own sign riders and sone marketing.

You should also invest in a professional real estate photographer and a lock box) You may just decide to go with an agent that can provide professional level photos and an amazing marketing package (including listing exposure in real estate magazines, etc) If you do go with an agent- make sure to ask for their marketing plan for the property as well as a record of their past sales, etc.

With rising interest rates and the widening wealth gap, first-time homebuyers are by locked out of the housing market, it seems long-term rental demand is solid but of course it would be important to get quality tenants in the better parts of town.

So, to all investors who are willing to share some ideas, I greatly appreciate it and with your help, I hope to become a reliable member in the future as well!

Chris,I have 2 brownstones and found the easiest and cheapest solution as follows:Smart lock (I recommend Schlage) with each tenant receiving app access and code.