@Gillian Thackray It's actually quite surprising the PM you use is not effective or perhaps not motivated to perform the leasing duties effectively but appear to be fairly competent with the day to day management services.

Some investors have reached out to me asking about STOA and possibly getting together to file a class action lawsuit against them.If you have been effected by STOA's recent changes, and are stuck with contracts that they backed out on, please contact me.

VAs are great and especially cost effective, but will take time to teach how to do the job correctly.

I am in five different tribes and we invest together which effectively lowers the minimum to get into a deal.  

This has the nasty effect of resetting your property valuation.  

Those tax returns are due by June 15th of each year and you should consult with your tax professional.W-8ECI Form remains in effect for a period starting on the date the form is signed and ending on the last day of the third succeeding calendar year, unless a change in circumstances makes any of the information on the form incorrect.

So it may make sense to just put it all into one hard money loan.The other thing to consider is if you have to pay a 3% fee to use your card, like with a lot of wholesale suppliers, and your rehab only takes 3 months, you are effectively paying 12% on an annualized basis for that money, which ends up being more expensive than a hard money loan.

REITS that own shopping malls or sky-scraper office buildings are effectively the walking dead and many will not survive. 

Also MTR pricing software might not be effective yet because there are so many variables with properties its hard to truly comp and get an apples to apples comparison (without looking further into the property and the amenities that are covered)For example the pricing software will not know exactly which utilities are covered, how nice the furniture is, term of lease which can impact the rate, other amenities that is not uniform amongst MTR inventory.I recommend manually finding comps on Zillow.

So after 7 days listing with no app's, you can effect a "SALE price" of reducing $100.