And considering I think a person who puts in plain black and white that integrity and character of the operator are key -- and then does something underhanded and incompetent is just mind-boggling to consider -- so I'm only left with a negative feeling about the documents these darned attorneys dream up! 

I use standard market PM rates in my underwriting, but I also would not work for those rates but it is fair compensation for the work.I typically use vacancy of 5% not because I have ever had a unit that had that high vacancy but I do not have a no payment category and I want the underwriting to be conservativeon the opposite, your rate is a bit high and your appreciation rate and rent growth are modest.overall, seems like a decent attempt at an analysis.  

The typical 2-4 unit I represent buyers on we are able to increase rents 40-100% especially in gentrified areas.

Yes Utah is white collar crime, scam, fraud of the US I have learned.

Neutral colors work well, and energy-efficient upgrades not only attract buyers but can also qualify for tax benefits.

I think Collin is being a little tongue in cheek with the Boone's Farm comment.I work with a local, large wine store, wait for their semi-annual sales when they compound discounts and buy 2 cases of each (white & red) for the largest discount.Basically I'm setting out wine that retails for $11-12-13 that I have paid $7-8 a bottle.  

Are they familiar with what they should do for colors, amenities, etc?

When a request or even an unmatched housing request come through on FF, we jump on it like white on rice.  

I'll admit upfront that I would never own rental property in CA, so that colors my response.I'd offer the tenant up to $10K to leave immediately, keeping the eviction off their record, then sell.

I'm typically all in after fix-up/renovation at 45K to 85K and they rent from between $850 a month to $1050 a month