The property is in Van Ness Avenue about 6 buildings south of Redondo Beach Blvd.

Only reason I am looking for a PM company is because I am looking to buy a multifamily in a C---- neighborhood that will be hopefully turning to a C+/B- in the near future, but I don't want to deal with the C-----ness in the mean time lol

For even more accuracy, we choose to only use comps that are 1/3 mile away or less, with sales dates within the last six months.Sometimes, even the street can make a difference in the value of a property.If the only comps you have are on very nice streets, but the house you're considering is on a very "distressed" street, then you have to reduce the ARV.How much is an appropriate reduction is a judgment call on your part.You'll want to base that call on how much of a discount will be necessary to entice the final owner/occupant to buy this property over one they can get on the "better" street.If the comparable sale that you are using is too different from the subject property, then it is of little value.If you use it in your sales marketing, you’ll lose credibility with your Investor Buyers.An example of a poor comparable is when your subject property is an old cottage fixer-upper, and you compare it to the sale of a brand new in-fill (an in-fill is a new house built on a vacant lot in an otherwise established neighborhood).Rehab dollars vary according to level and detail of the job â everyone has a different formula.As a wholesaler, we suggest a middle-of-the-road approach for estimating enough rehab dollars to get the subject property to look like the comps.You'll need to spend more on rehab as the ARVincreases.Logically,buyers like more âpretty-ness', higher-end fixtures, cabinets, etc. when they're paying $200,000 vs. when they're only paying $100,000 for a house.Buy/Sell/Hold costs are all of the costs associated with:üThe purchase (loan origination fees, title insurance, attorney fees, survey, appraisals, etc);üThe sale (real estate agent commissions, marketing and advertising, closing costs paid by the Seller); andüHolding the property (mortgage interest, utilities, taxes, insurance, etc.).These costs vary greatly for each buyer, but our experience shows that a Buy/Sell/Hold cost of 15% of ARV (0.15 times the ARV) is a safe number to use.If you wholesale the property, you may never purchase the property.In this event, all of these costs are passed on to your Investor Buyer.Therefore, you can subtract your additional B/S/H costs from the MAO formula.

I work for one and it is amazing the laziness and half a$$ness that is allowed, but it is because the owner doesn't constantly check on them.

Doug Broomhall is a commercial broker with Sperry Van Ness that really knows the Dayton market.

@Sarah Adams Maybe my beginner landlord naive-ness (that's a word, right?)

Hey @Ryan Ness - that is life, it has its ups and downs.

.• RentRedi runs uses the "Intercom" interface support service that presents like a live chat for their support, but the live-ness of it debatable.

I'm hesitating because this would represent a major upgrade to the active-ness of my passive real estate income. 

Add shutters to all windows to accentuate the horizontal-ness of the home.Paint all shutters black, which will probably go well the darker bricks in the brick blend.Paint the two small white utility boxes on the front to match the brick, or move them to the side of the house.Replace the porch column with a rather plain square one.Get rid of the shrub in front of the column.Trim that bush near the driveway to about 1/3 the height of the bricks or get rid of it.Good Luck with your choices!