If lower grade members could ask about services, that may help clean up the forums too.For example, I need a mentor types.

In the state of Missouri, all grades of gasoline are required to have 10% ethanol in them, in all gas stations, and Iowa I believe has done or is going to do the same.

I've got a decent camera with a good lens-- not commercial grade, but a long ways from point and shoot.

I've been the beneficiary of several nice upgrades done by tenants: wood flooring, new kitchen, granite counters, new bathroom vanity, chain link fencing, etc.I've also been the.. victim.. of other tenant.. down grades?

I figure since I am saving money on holding costs ( use bank instead of private or hard money) most of my competiiton is using private or HML  the savings I make I can up grade a few grand and have a nicer finish package and get my houses sold all things being equal...

The cabinets and appliances were replaced one year ago with basic "builder grade" units.

In that situation you should never lose a month's rent because if the group consists of students in different grades there will usually always be at least one of them wanting to stay when the others want to leave.

Again your investment returns can increase greatly beyond this averaged return by individual selection of specific types of properties in specific grades of quality and of course most importantly by location.

@Ned Carey Are you thinking i should use the caving in foundation and grading issues as my way into this property? 

We are slowly taking all carpets out and replacing with either click laminate / cheap wood veneer vinyl for low-mid and really high grade vinyl for upper level rents but we still have alot of salvageable carpet left so we'll need to be at mercy of steam for another couple years anyway.