Do you have yard maintenance, capex, repair and maintenance ect worked in? 

On repair costs, I've been advised in the past to use $15 sqft for moderate repairs and $30 spft for big remodels.

What would you recommend for me to use to determine the quality of a deal?

Your subcontractors will work more efficiently and provide better quality work when they are not dealing with construction debris interference.3.

@Renee CossRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

With the median time to contract stretching 92% to 48 days, focus on quality listings, realistic pricing, and a polished look to make your property stand out.Smart Moves for Today’s MarketFor buyers, the expanded inventory means more choices.

We use 2 wall colors for simplicity and ease of repair.

Some folks have gotten used to low quality landlords that don't fix things and think that is normal.  

The rents have begun to drive the market and are seeing some quality cashflow.

Really competitive pricing, and their electricians are super knowledgeable and do great work.For HVAC, Standard Heating and AC have done quality work on an AC installation, as well as servicing multiple furnaces at my properties.I don't have a good rec on a plumber in the area - all of the outfits in the twin cities I've contacted that have more than 2 employees seem to not want to touch small/medium-sized jobs, and overbid pretty aggressively as a result.