FlooringScope of Work:Replace carpet in bedrooms with engineered hardwoodRefinish existing hardwood floors in common areasInstall durable tile in wet areas (bathrooms, laundry room)Estimated Cost: $20,0004.

Would you rather set it and forget it and not need to refi again or rather take advantage of low/no closing costs on this loan and plan to be more aggressive on your rate at the time of your refi?

I've made offers before of "hey, I cant pay you $260k for this property - the most I can pay is $210k given XXX reasons.

For those that do invest in real estate using this, what are your reasons? 

Reason for asking is that I am trying to understand what a reasonable target rent per unit is for specific geographical areas. 

I had to go that far away due to the insane cost of real estate in Boston, so I fully understand the predicament.

And then a client's new build in the suburbs of Denver that cost $800,000 and should get around $85-$90k, so 10.5-11%. 

Are there wholesalers in your market you can ask if you don't want to talk to a lawyer for some reason?

@Jason Wray, The reason that our shop is pretty hot about your post is two-fold, we do all of the things that you are implying that we don't (other than government loans, we don't work in that space). 

Top 3 reasons owners hire PMCs:1) No time to manage correctly2) No time to learn how to manage correcly: laws, documents, processes, etc.3) They're too nice and need someone to "save them from themselves"A good PMC can usually earn their fees by better managing the property/tenant than the owner, thereby:1) Increasing owners net profit2) Decreasing owner's time commitment, stress, headaches, etc.No matter what though, you should always plan to commit a couple of hours a month to manage your PMC.