Rent: $450Deposit: $450Tenant pays own electricI pay water* I need to put $1,000 worth of work in it to get it ready to rent

I'd do a pool table, a shuffle board table, and a couple of arcade consoles.

Regulatory costs, property taxes, and costs for services will continue to rise, but the owner's rental revenue will remain stable, leaving a shrinking pool of funds available for maintenance and improvement. * Property taxes and other fees and regulations placed on rental property owners are already very high, and are rising faster than rent increases in many cases.

We are using up all of the $500 deductible from home insurance to cover water damage restoration.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

The water heater blows up a week after closing guess who pays?

I built a pool cabin with a great view in the Smokies and closed on it in January of this year.

However, if the $4k/month also includes utilities and other maintenance (i.e. gardening, pool service, etc.) then you'll have to factor that in as well. 

We pay a managing company to do everything, but it’s still more work compared to long term rentals like paying monthly electric, water and utility bills etc.

Basically, I am looking for a good lender where we might secure a conventional loan with a more conservative PMI that wouldn't blow our budget out of the water.