Waking up at 6am to conduct repairs before work, staying up until 1am after work showing properties, buying supplies at Depot/Lowes, repairing more properties, and calling back applicants since no one in D-class has/uses email, ever.Confronting the realization that no screening any PM will ever do can filter out for populations that live off the grid and outside of traditional credit markets. 400-500 credit scores are expected, past landlords that were unreachable, and jobs that were often cash money with little/no documented receipts. 

@ Josh- we're thinking of more central OC like Anaheim, Buena Park, Cypress, Garden Grove, Westminster, etc.

Yes it could be cheaper if I did the work... but that 2 minute fix can easily take an hour or two by the time you coordinate with a tenant, drive 20-40 min to the property, realize you need another part, drive 15 min to home depot, spend 15 min in home depot, drive 15 min back to the property, fix the issue in 2 minutes, then drive 20-40 min back home.

For illustration purposes the cheaper Delta fixtures most investors purchase at Home Depot or Lowes aren't sold at plumbing supply stores because Delta licenses these less expensive options exclusively to the big box stores (same is true for other manufacturers as well).

I've been telling my new PM for several years now that I was willing to put money into fixing things up, give the tenants a stipend for painting or gardening or anything they wanted to do to make it their own (long term tenants, most stay several years at least), etc.

But, what they also sell is discontinued and misordered Lowes and Home Depot Merch.I have purchased over $200,000 of building materials from FTA.The number one item they have (and only periodically) is bath and shower tile.

Garden-level or street-level ADUs are common in New York multifamily properties.

The property is located in Cobble Hill/Carroll Gardens area. 

As much as I love the ease of installing LVP, if home depot is running a free carpet install promo, I'm getting carpet!

I agree with  Mark, for the baltmore area Zeskinds, Castle, Joe Bossilina, and the rest from Lowes or Home Depot.