The volume is now averaging 15,000 requests per month, with no additional personnel authorized because all the extra work does not result in increased sales.

Maybe with so little practice they’re not very good.We’re going to assume the property appraised at the selling price or close enough for the buyer to bring the extra cash.

., just doesn't make sense to pay you extra fee to get what is already blasted there for ALL to see).

Most people wont go that extra step.Oh, and by the way, don't send beautiful well designed post cards.

Care to share what carriers and how much extra?

So assuming I can do a nice garage conversion at $140k, I would need it to add over (to account for the extra time required) $280k of value.  

It means an extra call/text for whoever is giving notice or letting the person in, but it will make sure it doesn't happen again.

Converting your single-family home into a rental property involves several considerations to protect yourself and ensure smooth operations: Establish an LLC:Liability Protection: Holding the rental property in an LLC can protect your personal assets from potential lawsuits related to the property.Tax Benefits: An LLC can offer tax advantages, such as pass-through taxation, where rental income is taxed at your individual income tax rate.Insurance:Landlord Insurance: Ensures coverage for property damage, liability claims, and loss of rental income.Umbrella Policy: Provides additional liability coverage beyond your landlord insurance, offering extra protection.Deductions:Mortgage Interest and Property Taxes: Continue to deduct these expenses.Depreciation: Depreciate the cost of the property over 27.5 years, excluding the land value.Maintenance and Repairs: Deduct costs related to maintaining the property.Property Management Fees: Deduct fees paid to the property manager.Filing Taxes:Schedule E: Report rental income and expenses on Schedule E of your tax return.Separate Accounts: Maintain separate bank accounts for rental income and expenses to simplify bookkeeping.Lease Agreement:Solid Lease Terms: Ensure your lease agreement is thorough, covering rent amount, due date, late fees, maintenance responsibilities, and eviction terms.Legal Review: Have the lease agreement reviewed by a real estate attorney to ensure compliance with local laws.Tenant Screening:Background Checks: Perform credit, criminal, and eviction history checks on prospective tenants.References: Contact previous landlords and employers for references.Property Management:Regular Inspections: Schedule regular property inspections to ensure it's being maintained properly.Maintenance Fund: Set aside a reserve fund for unexpected repairs and maintenance.Moving Out of State:Communication: Maintain open communication with your property manager.

I would say it is on life support because after refi the negative cash flow necessitates extra reserves.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!