@Simon Stahl demand continues to be very strong, but I can only imagine rents coming down a little due to all this new supply...at least in the Class A space, downtown, Lake Merritt, etc. 

The key is inventory, a simple matter of supply and demand.

There's not as much supply.  

A house that's about to be rehabbed, but a tenant needs to get in right away and is willing to paint themselves, using paint and colors that we supply?

@Cameron Wright Unless he has an unlimited supply of money or you know for a fact that you wont have any free time to take on a project of your own, I would never sign a non-compete. 

So the only solution we thought about (not sure if this is a novel idea but I haven't heard too many doing it) is to rehab duplexes and triplexes and then supply the apartment to Section 8 tenants.

So the only solution we thought about (not sure if this is a novel idea but I haven't heard too many doing it) is to rehab duplexes and triplexes and then supply the apartment to Section 8 tenants.

Asking around at local supply yards is a good way to find one.

Is there a source for the following data;  I am looking for the "norm" for the expense ratio (based on either GPR or Gross Income) for individually metered garden style apartments in the south east and the mid Atlantic (Region IV) : Marketing Insurance Janitorial Service Lawn/Snow Licenses Miscellaneous Professional Fees Accounting Legal Property Management Fees Repairs and Maintenance Resident Superintendent Salaries and Wages Supplies Taxes Real Estate Personal Property Payroll Other Trash Removal Utilities Electricity Fuel Oil Gas Sewer and Water Telephone Other (whatever I missed)

Contractors are busy and  in short supply and prices are up .