You anticipate some vacancy but you haven't built in a cost to refresh the unit. 

Disregard this thread, didn't think it would post twice me refreshing the page after editing moderators.

One thing I have learned over the years is areas have commonalities but also have different twist and turns.I have learned so much from this site it is amazing.I do agree that accurate information is critical.My learning experience started with "knowledge is power" and then over the years went to "applied knowledge is power".The reasoning is if you do not apply and put into force what you learn then it is not working for you but sitting in your brain collecting dust.Then I finally moved to "applied and accurate knowledge is power".If the knowledge is correct and true and you apply it you will get the best results.There are some grey areas where it's not all black and white but you work to try to find the most accurate answer possible to a situation.I have found this topic interesting as well as the one Rich posted among others.It's refreshing not to see the same topic of a common question asked for the thousandth time on the forum.

You make your way over to the refreshments.

.) - no key/lock box, maintenance not finished, utilities not onNo system for ensuring that maintenance was completed as requested (other than resident calling them a week or two later to complain)Late monthly settlement of balance due to the ownerImproper screening of residents leading to lease breaks and abnormal turnoverIncreasing rents without consulting the owner (yes, that actually happened on 8 of my units)Lack of contractor depth leading to maintenance delays, downtime on turns and higher costsLonger vacancy period during resident transitionsNot showing units quickly when contactedNot refreshing adsNot having a good pulse on market rental rates or small items that could help a unit rent faster or for moreGrowing pains that many small businesses faceInexperienced staff with little or no supervision (owner too busy)No system/process to sell renters insuranceNot actively working with a collection agencyOut of all of these, the biggest challenges are/were (1) improper management of contractors and maintenance (2) basic rent collection and systems/processes around due dates and (3) improper screening.The two PMs I used were very hard working and honest people...just lacked proper processes and people.  

Nothing against the guys, but your voice is a refreshing addition to the alpha males sparring.

Just know they are refreshing some condo development work in downtown which was on hold for 5 years because of legal issues.

But with no more stimulus and unemployment running out (unless refreshed) then right now some surveys are saying that June will not be as good.

The staircase is already existing and just needs a refresh.

Got the same coach, learned the same stuff and then some, but gained the refresh to bury deeper into my memory of how to do the basics.