the way I envision that …during the attorney review I could draw the layout of the house and input what needs to be changed …the soft should tell me how much insurance would pay for that ..that I think might have something to do with how much I would pay for the material (?)

I must say I am familiar with the smart key having some security issues, but I use them at my residence too.If someone wants to get in a house, its really not that hard, my biggest concern would be someone breaking into a house when people are there, so I put a "Texas lock" on every exterior door (manual round thing that you would have to break the door down to get into), that is the best security for nights.I'm glad you brought up the smart key problems, its something I need to put more thought into,,,,I'm considering going to brushed nickel instead of gold for exterior hardware, that might be a good time to look at alternatives

Not all have the soft skills needed for effectively working with tenants.

You may not be able to get the same prices we do, but these are some of our baseline contractor prices to do the following complete renovations to these respective areas:Complete Kitchen Remodel: $3,500 (refinish existing cabinets, install ceramic tile flooring, new Formica countertops, new stainless sink with new brushed nickel faucet, new cabinet fixtures, new basic light fixtures, other basic repairs, and all labor included - does not include appliances).

I think you have to watch chimneys on SFR, soft story buildings like dingbats that have not been reinforced, and liquification areas. 

Property manager will be me, but I can be soft which is a problem.3.  

I also generally allow a 5% vacancy and 7% maintenance reserve or soft cost in my calculations for ROI.

About $21.29 for a bottle of Joy detergent, a paint brush, and a gallon of KILZ.Mike

Walk softly on this deal, and remember, when in doubt, disclose disclose disclose.

For that reason you also want proper venting in an attic which means under soft vents and roof vents to keep air flow.