The statistics they show are grim for many areas of the country: http://nlihc.org/sites/default/files/oor/OOR_2018....I feel that continuing to provide nice, safe affordable housing in Albuquerque make sense, and that we will have a steady supply of renters. 

The condition we typically use allows for a concession of 3-months scheduled rent if a unit becomes vacant between the acceptance of our offer and Close.That said, when you collect estoppels during diligence, most "irregularities" between information supplied by the Vendor and the tenants' views will be exposed and you can simply negotiate a resolution at that time.

I had a couple bids for plumbing (rerun supply lines in pex from copper as mentioned above and set fixtures) for $6,000 to $8,000.

Now admittedly I had a small sample size over just a few years but tenant relations are generally much better.I get paid on time every month.If a tenant breaks something, they have to fix it or  lose their section 8.There is a lack of supply it seems so tenants jump on vacancy's and stay put.  

It seems that appraisers are never willing to accept that appreciation happens based on current market supply and demand. 18 months ago is vastly different than today. 

We prepped did a walk thru 2 weeks prior to order any needed supplies, we did some repair work early if we found that we could, Our Painter was not in house he was FABULOUS,, he would work non stop, and others followed as soon as he was done.

There are market factors that impact supply and demand that don't move together.

So when you have the supply factor limited in the DEMAND SUPPLY chain.............you get higher demand.Below is what I eye each month from GLVAR, median home price.

When he finally showed up he didn't even have a team to do the work let alone the supplies (long lead time).

Are most Vendors who Supply & Install Licensed, Bonded, Insured in the same manner as GC's?