I don't perform any work on my properties.

Properties with a purchase price under $500,000 may not see as significant benefits, but we have performed studies on properties with a purchase price as low as $150,000, so it’s really a case by case basis.Properties in which you intend to hold it for a short period of time:If you plan to hold the properties for less than 5 years, you may want to consider depreciation recapture.

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.

Unless you buy a brand new house there is probably deferred maintenance.

Memphis is actually one of the places I ended up buying into so I'm hoping it performs the way you're describing!

My question is, how do you guys typically evaluate real estate agent performance?

I do recommend creating social profiles to strengthen your brand online.

The way I look at it, it doesn't help you if you don't cash it out. if the property is performing correctly it will carry the mortgage all the while pulling basically cash out to put into further deals.

You can analyze a brand new property and compare that to an existing property, a fixer-upper, or whatever. 

This is a company that will perform scheduled inspections of your rental property to identify deferred maintenance needs, dubious tenant activities (say, illegal pets, bad housekeeping, failure to change HVAC filters etc).