But I bet that cool Smurf Blue body paint you have costs plenty. 

Engage with local officers to gather insights about the neighborhood, and don't hesitate to ask them specific questions about the property.When touring, pay attention to tonality, body language, and hidden cues from sellers.

I will physically scan other properties similar to mine ( 2 bed/1bath) and I will compare my pricing to someone else for cross comparison. 

It's interesting that many of these VC-backed PMC's, despite having 10k+ properties under management, aren't doing well financially - one of them just merged with another industry-related company also not doing well.Just for fun, here's a partial list of PMC expenses that owners pretend don't exist:Office rentComputers, printers & softwareInternet & phone billOffice furnitureOffice supplies: paper, postage, ink, etc.Office liability insuranceAuto expenses: monthly payment, insurance, gas, maintenance, registration/plate feesBroker license fees: annual, monthly board & MLS fees, continuing education fees, E&O insuranceEquipment: lockboxes, signs, etc.Business income tax preparation and paymentsStaff payroll & payroll taxes Time Tasks: answering phones, calling past due tenants, scheduling tours, taking marketing pics, processing those pics, writing ads, researching rent amounts, posting ads, explaining to owners how rent determined & showing where ad posted, opening & processing mail, posting payments, bank deposits, scanning documents & posting to owner & tenant portals, explaining accounting to owners so they understand their monthly statements, taking pics/videos of repairs, finding reputable handymen and contractors, confirming they're properly licensed & insured and tracking annually, verifying repairs done properly, processing invoices for utility bills, repairs, taxes, city inspections, scheduling periodic property evaluations/inspections with tenants that don't want strangers in their homes, explaining to owners why something is taking so long, and more & more & more...OBSERVATION: many owners only want to pay a flat fee or 50% of a month of rent as a leasing fee - without realizing the repercussions. 

No body wants to see someone scammed.

I haven’t ruled out another W-2 but my body could no longer handle 3rd shift.

Immediate body harm, life injury, and or property damage was a high risk.

There are a number of essential provisions to include in such contract, however it is imperative to make sure the scope is properly defined both in the main body of the contract and by attaching an plans or specifications, if possible.

Did you do a sewer scan? 

It has a 2,100sf home on the property, horse barn, pasture, rodeo ring, and backs up to a small body of water.