$400 a pop for regular sizes is pretty standard with required trim and flashing.

If you found it to be defective... not bonded, grout popping etc... thats a repair request. 

This is a mom & pop apartment so there are no financials just rents and the expenses that were included was insurance, utility and that's it.I am trying to build a pro-forma with the info that I do have.

I popped in this morning and that's basically the answer that i got.

If you can't find someone on the site, I recommend running numbers on trulia and seeing what pops up there.

In some cases I know the owners worked full time jobs and just popped in during lunch to change sheets and towels.

And if an expense pops up or I have a vacancy or eviction (unlikely because of the area and because I have good tenant selection criteria), then I will take the negative cash flow for a month here and there. 

She suddenly remembered wires that she had forgotten for her TV (she had 2x 5" holes cut out of the feature wall to hide her cables, without asking) so it was easier to have her reputable painter guy pop in and cover up the holes and remove her last items without me having to see her again.My fault for not just getting it done myself I suppose but she is the sort of tenant that uses Court Action in seemingly every sentence and was seen taking pictures of everything when she left and even took a picture of her notice taped to my front door so I was trying to minimize any court action by at least keeping her in the loop of all the damage so I could get her replies by text to use if she decided to challenge my return deposit amount.She did admit to the burns in the carpet (stupidly putting hot coals from the fire in a plastic home depot bucket) and argued that it wasn't cat urine but vomit as her cat had cancer (but obviously didn't think to clean them or have them professionally cleaned).  

http://www.miamiherald.com/news/business/article21... I found this article interesting and wanted to share with the BP Family who own investment properties in Florida.  The Florida law defines a non-homestead property...

I had done a simple search online about how to get into fix and flip with little to no money down and the first thing that popped up was a thread on the BP forums.