HVAC maintenance: $375 twice per yeardrain repair: $323drain cleaning: $250concrete step repair: $480HVAC maintenance $156HVAC unit goes out: $400 to tell me it can't be repaired and they'll need to spend $4,500 on a new one (revised down to $2,500 after I said I won't pay and they said it can now in fact be repaired)Window AC: $700None of this stuff was listed on their repairs report. 

Plumbing: The plumber spent hours cleaning out “flushable wipes” from the pipes.

Over the last (3) years I have seen some extreme cases of expedited equity where an investor buys an older home or "Ugly Inventory" and then bats clean up on the ARV in 12 months.To give you an example I helped an investor refinance her home in 2023 pull cash out to buy a $65K home all cash.

Direct expenses are expenses directly attributable to the rental units (ex: rental unit repairs/cleaning, advertising, rental adm exp, etc)

Like the push to get tiny houses accepted and zoning changed,   a "cleanly well run rooming house" business model has yet to get much muninicipal acceptance tracktion.  

So if you want to handle the extra work, like cleaning, repairs and all of the calls and texts, then go for it.

Since you mentioned a construction site injury in your initial post, the best way to proactively avoid premises liability claims is by keeping a clean worksite.

What are the cleaning and management costs? 

Most of the time is spent answering guest inquiries, scheduling cleanings, and handling the occasional issue that pops up.

Note: Our initial goals are to wholesale to build immediate working capital (targeting $150k) and hold for cash-flow to build 10k/mo FCF (free cash-flow).We have made some cash buyer connections, identified and underwritten potential deals on hundreds of current deals, and developed professional relationships in our target community (cleaning, construction, governmental).