For date night, there is so much to do: Overton Square, Cooper-Young, downtime dining scene (Flight is our favorite), Orpheum, Grizzlies, concerts, not to mention the dining scene, especially what has popped up on Brookhaven Circle.  

No idea what it cost but I'm sure it was cheaper than removing the old concrete, putting in new concrete, down time, new flooring etc.Digging the trench yourself at 61? 

With some down time I did some rehab work with Rob Fuller Property.

For example, if there is a 75% chance of renewal, expected downtime of 3 months for a new lease, and an assumed 5% vacancy how would you put all those elements together?

If a property is not clean and move in ready when you close escrow, you will have down time where can not earn any rent or even show the property until it is ready.

& that is exactly why we rarely have any downtime & we have been doing this a LONG time.In fact one 1970's style SFH was shown & taken with all deposits BEFORE the rehab (pic below) was complete. 

I am sure having a family is crazy busy at times, but when I was busy, I found that using my commute (30-120 min) and side time or down time at work was the best time to absorb REI education.

I am a contractor and did the work , over the course of a year when we had down time .

I got bored, with all of the down time between cashing rent checks and fixing toilets at 2AM so I went to graduate school and also became a an engineering consultant.About 10 years later I took a full time job again and am now a professor in manufacturing engineering, own a virtual manufacturing company, a media production company, and because of real estate investing, this year I will donate more than my take home pay back to the university I work for.I can honestly say that I retired at 26.

What's your downtime going to be like, and how long will it take to make up the difference?