ON the more risk type product we do land speculation and Land entitlements but the returns blow most any cash flow at the the same dollar amount out of the water..

However I have had to replace some major appliances recently which had put my in the defecate and added to my motivation to sell (Hot water heater, two refrigerates and a washer/dryer).

No extra fees added for repairs, I'm allowed to contract my own people via the PM to do services(HVAC, lawn, water heater, etc.)

For example: Landlord will pay for electric, water and sewer charges up to $100 per month.

Of course it needed some extra turnover work--landscaping, above ground pool removal, cleaning, trash removal, paint and other small amounts of wear and tear. 

and deal with power lines, water lines and sewer, maybe seal the well. 

All of that culminates to high 20% occupancy; up to mid-30s - if you are on water or if you are nearby skiing (<10min).

doors need to be power washed, gutter needs to discharge further from foundation (deck is uneven and breaking, possibly due to water erosion?)

Property details: 3 bed 2 bath both sides with attached garages, aluminum siding, copper plumbing, 1972 construction, separately metered, all electric water heater, range, dryer, public water and public sewer on a slab foundation in a great school district right next to brand new construction everywhere.

I think pools also factor in to summer rentals, if you don't have one that will hurt you.