depends on your holding timeframe. the 10% capex rule comes from the idea that in the long run, your repair costs will average 10%. maybe you have no repairs for ten years, then in the tenth year you have repairs equal to 100%, your average is 10% per year. if you plan on selling in your fifth year, no harm in factoring in slightly less. if you keep it forever, will you start at 5% and raise it over the years?

., so my sending you the one used in Texas would or could do more harm then good.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Neither state says mold harms anyone.  

You might want to read our series about “How to Screen a PMC Better than a Tenant”, since selecting the wrong PMC is usually more harmful than selecting a bad tenant: https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processes

At the end of the day, if the tenant chooses to respect both of your demands and use edibles, what’s the harm?

I feel like this is a great strategy assuming your cashflowing for those first six months... what's the harm?

Yes I agree, I’ve witnessed this and it’s harmed my family I want you to continue this topic with me after I give you a detail of what happened to my grandfather.My grandfather, worked for “ DICKs sporting goods “ for 11 consecutive years, was randomly fired and replaced by a 23 year old one day.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Not familiar with the area, but you might want to read our series about “How to Screen a PMC Better than a Tenant”, since selecting the wrong PMC is usually more harmful than selecting a bad tenant: https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processes