After thirty years of flipping houses I can tell you that the second you trust the subs completely, things go wrong.

Gotta know what sub markets can do that though. 

Meaning how to attract the type of people you want to your STR listings and how the heck you are supposed to know if there is a market for your type of "customer" in the area you are investing.

You take the div to pay on margin %, your sub 6%. 

For the water metering- are you doing a sub meter like PUBS or are you putting in direct meters for every home?

The lender will be looking for close to that amount.This is not a sub to deal at all.

I also have a friend/sub-contractor with 40 years experience in all areas of construction who works with me on most of my deals for low cost labor.

@Lorraine HaddenThere is no way to predict for sure since we don't know the future, but the chances of sub-3% mortgage rates happening again anytime soon is not very likely.

Their customer relations person quit and you can NEVER talk to someone in person.  

The customer service/property management hasn't been as proactive as I thought it would be.