But if you're 10+ minute drive from downtown - you might be able to double -- but then you have to draw guests to your listing with a catered experience, and great interior styling. 

Live a frugal life style and save every penny you can.

Even when I price a unit well, I find that the people who come see it seem genuinely interested and then just slowly disappear and I never hear back after the first followup.The strategies I've started using are:-scheduling open-house style showings during a specific window of time so I don't have to make 8 separate appointments-sending reminders to each person who expressed interest before a showing (even if they weren't sure they could make it)-follow up with tenants that I really liked or who expressed the most interestI'm interested to hear from others on the forum what kind of tips and tricks you have to get tenants to seal the deal.

For me, since I renovated my homes mainly myself, is looking back at what I didn't do.For example, I renovated a house, rented it, and when I looked at my second house one of my first comments was "I must remove this popcorn ceiling" but in my previous house it didn't even occur to be to remove it.I compare what I did to my houses and there's this clear evolution in my style and capabilities.

An eviction is actually a lawsuit for possession so it is styled: Previous Owner vs Tenant for possession of the property. 

Common cabinet options and vendors based on current styles and ROI figures(data collected from Realtor's across the country to back up designer's choices) Same would go for Bathroom fixtures, counter tops, hardware and appliances.

We have a local government entity - Clean Water Services - who reviews what you want to do and signs off that there aren't any issues with wetlands or protected environmental situations (animals?

According to the broker, no environmental issues that she knows of.

They are very mom/pop style and couldnt really give any specifics on other expenses besides electric 30, taxes 270, water 250, so i estimated vacancy, repairs, cap ex, management, insurance, etc.

See, generally, predatory lending, securities fraud, "company towns" (especially up in your neck of the woods), and environmental regulations.This, on the other hand, is government looking for a problem (mostly because a council member  got postcards and letters.