I live in Wilmington NC and the rental market is much hotter in the summer.

I define last minute as within 2-3 weeks of arrival. 

I think you should begin processing applications as soon as they arrive. 

Cleveland is a hotter market than Akron or Canton.

We waited over an hour & made 4 additional calls to them before said statement actually arrived. 

(And you don't need to go further to explain that the principal is broken down to the % gain, that gets into telling them how to arrive at thier tax liability and is beyond the scope of a Realtor or buyer making an offer) :)

New tenant arrives next week, but we have been sending her updates and photos since she signed the lease (before we started the renovation) and is very excited about what we have done.When all is said and done we expect to be very close to our {upper} budget range of $13K ... structural issues we found, led to the reconfiguration of the layout {I can be prone to "while I am here" syndrome}.

Instead, if we want a vehicle towed, we make the call and stay until the tow truck arrives.

Then 3) you will get ideas and necessary items from the Contractors that come to give you their bids.You will finally arrive at a complete SOW, but it takes a while.

The hotter the market, the more you can get away with FSBO. but if you don't get a buyer at a great price within 2 weeks, upgrade to a flat rate broker (no listing agent commission).right now is a bad time for fsbo