You are looking at a much higher rate, unless you are pounding nails too.  

I have some friends that can't put a hammer to a nail and know that going into their deals so they account for increased construction costs, and I have other friends that could practically do a full gut renovation single handedly.

Mike nailed it. 

@John Allen - i think @John Corey just hit the nail on the proverbial head, dead-on.

What are your thoughts on polished staining concrete in terms of appraisal

This rental was in my name, so it nailed my credit at first, but, because I have some other rentals and a primary in my name, my credit has rebounded to 700.

I don't even know how they got a nail to stick into it.

.#3 Not properly screening and qualifying tenants.Jon hit the nail on the head...though mine would be:1, 3, 2with 2 being the continous repair from dealing with crappy repair/rehab work or repairs getting done with a purposeful problem left behind so there would be a second or third service call...

charles hit the nail on the head..raising taxes is just a quick bandaid fix...it doesn't solve the real problem which is government overspending and people relying on the government for income

I think you hit the nail on the head more than twice on that post!