I.e. roofs cost $6k+ for me, HVAC going out can cost $8k+.Tenant Risk: this is the most realistic one, in my experience.  

I opted for a flat fee brokerage instead because keeping my commission was more important to me.

- Broad language excusing PM from any responsibility (including that of anyone they subcontract out to)- Charging the owner additional "convenience fees" if they "fail" to perform according to an agreement (with broad language about what that means)- Making the owner pay for any mediation / attorney fees for both parties (with no cap specified)Specific fee structure: - Management Fee: 10% scheduled rents (up to 3 units); 8% up to 15; 6% up to 35- New tenants placement (not renewals): 50% first month rent- 10% mark-up on all service fees (no receipts required)- 15% mark-up on total cost for any capital expenditures- Flat turnover fee- Flat evictions fee

We need to repair a small portion of the roof in detached garage in multi-unit, in Evanston.

In a market where it is increasingly difficult to buy real estate, where expenses are going up, and rents are trending flat or downward, what drives you to keep investing in income properties?

Completed high value renovations to boost market value - new roof, etc., What was the outcome?

Only caveat is that I think real estate prices and rent prices would tend toward the flat side, but otherwise stable. 

Every mod I have seen uses truss system roof framing.

@Ben BolingbrokeI would tend to spend my 30k on a new TPO roof or marketing to find deals, however, I think if you can get going on MF investing then 30k is an insignificant rounding error.

My employees wash their vehicles and muddy equipment every day and they put a massive amount of rocks, nuts and bolts, wood and all sorts of debris into the pump and it never failed one time.Since my pump handles both rain water and the water my employees use to wash their equipment every day I installed a specially made system with electronic valves that makes the water they wash their equipment go into a sediment and filter box and then into the city sewer system and when it rains the electronic valves have a sensor that detects water coming from the roof drain downspouts and valves switch to make the water from the parking lot go into the street.