I do agree with Evolve's model on one point though -- that the PM does not have to be physically stationed in the local market.

We also work internally to manually check the numbers we get from the model. 

Sounds like you have a model that is working for you, even in a tough year.

We reached out to the guest and reminded them of the rules of our lease and they understood and turned out to be model guests for their remaining stay. 

To each their own—but all trades say, “good work ain’t cheap and cheap work ain’t good “ however unscrupulous contractors that take advantage of people are a major thing. if we wont acknowledge that, contractors are just looking out for themselves and their individual business model. you also can’t assert that quotes can’t be automated and also assert that there’s no variance in pricing  lolRant over ! 

I don’t account this upside for in my modeling which says I should see 9-15% which assumes 3-5% appreciation, 2.5% rent and cost growth. 

I will find a way to add this into my model and hope I find some greener numbers.

We evaluate the after-repair value using a gross rent multiplier and a NOI/cap rate model. 

I've also got two models from A.CRE - the apartment value add model and the All-in-One model.

We were very calculating about our model and used a very conservative approach toward expenses.