I'm looking to purchase 10-15 new-build single family homes (250k-$300k range) as long term holds.

We were doing ok yr 1 but now insurance and taxes have both gone up and bookings are down and I'm looking at selling but inventory is high also... any suggestions? 

I do think they did a good job, but I did find out that at the time, Austin was overrun with 1,000's of unlicensed str's which drastically added to the available str inventory.

In other works I will negotiate the deals not listing agent and I will pay the Buyers agent a premium  probably 3 to 6%  I have had very good luck over the years moving harder to sell inventory when i boost the buying agents commish.

She is older and lives on a fix income and I will confirm but I believe her federal tax bracket will be in the 10-12% range. 

If you're still using "rules" to bid on properties , especially in this price range, you're destined for a loss.   

I use over the range microwaves in all my rentals; it's just one less appliance renters need to bring and gains huge real estate in small kitchens, and the microwaves are almost the same cost as the hoods any more.As for the countertops the spots that always get ruined are the areas exposed to moisture; the clear poly repels the moisture and binds the sawdust together in the particleboard.

I personally include washers and dryers in all my rentals and even have dishwashers and microwave range hoods in my nicer rentals.

After buying and selling over 1,000 properties for my own inventory, hundreds of which came from REOs,HUDs, VAs, Tax Sales and Sheriff Sales, I have some experience in this area.1.

As an agent in the SoCal/Inland Empire area I can tell you one of the issues we're facing is an inventory shortage.