I would also get rid of the PM for loaning her $40 of YOUR money.As far as the rest of the building, take the unit that is closest to rent ready and go bananas getting it done and rented.

This includes inside of units, grounds, exterior, laundry rooms, common areas, current and potential amenities.Next shop the closest competition for your market.

Investing in syndications is the closest thing I see as the real estate equivalent to investing in mutual funds, other than perhaps REIT investments.  

It may take a month of Sundays but that lends to real experience in knowing what is expected at various price points in specific areas.We use to drive around when listings were in books, drive down a street, see a sign, and see who could guess at the list price the closest, then look up the house.

You are being way to vague.In Fulton here is how it works.Tenant is late on rent for whatever day stated in your lease 3rd,5th whatever.On that date they are late you give 3 day notice.If after 3 days they do not comply you then go to the closest court office and file eviction.It is usually about 78 dollars for the first person and then about 8.00 for each person thereafter.You fill out a separate form for each person to be served that is over 18 that is on the lease.Then after that you pay another 8.00 to file the form for (and all others) which will cover serving ANYONE not on the lease living in the property.After you pay the fee it might take the MARSHALL 1 week or so to serve the notice.The MARSHALL will personally try to serve the defendants at the door.If no answer they will tack the door and mail.If the defendant does not answer the tack and mail notice which they are given 5 days to respond then you are granted automatic eviction.The down side is you CANNOT get a judgement against them.You will have to go to small claims court or civil court on that.If they file an answer however to have a court date OR they were personally served and signed the papers that the MARSHALL gave them in person then the judge can issue a judgement in your favor if you win.If they do not file an answer you will be granted eviction but then must file and pay 20.00 for a writ of possession.The MARSHALL will then call you and set up a date for the tenants to be out.You must have a team of at least 4 people or so to do the eviction when the MARSHALL is out there.Most tenants leave before then.If trash is only thing left then rekey and document and when Marshall calls say the tenants already left.Change all exterior locks as you do not know who has a set of keys and make sure all windows and locks work and are secure.I can go into way more detail if you want but don't want to type a book.The whole process can take a few months.Do not tell the tenants when the marshall told you they will come out.The tenants will stay until the last second if told.You can instead tell them because of safety reasons for the MARSHALL we cannot give out the day and time they are coming but it is imminent.This will make them move fast as they don't want to worry about stuff being thrown out.DO NOT accept partial payments for rent before the court date.This can be deemed to have worked out a plan with the tenant by the judge.It also helps to know which judge you will be getting for your case.They will assign a mediator before you reach the judge if you can't resolve things with the tenant for a workout.no legal adviceany ?

After completed, I found that one of my steak knives in my drying rack had caulk all over it.

Actually Krystal, my club might be the closest to you.  

One of my closest friends lives in a historic 4 on Swiss Ave here in Dallas.  

Also, REOs sold on average for 87 percent of full market value, up from 84 percent a year ago.The top five markets where REOs are selling closest to their market value:San Diego, Calif.: 100% (average REO sale price percent of full market value)Charlotte, N.C.: 100%San Francisco, Calif.: 97%Bakersfield, Calif.: 97%Portland, Ore.: 97%In these markets, REOs are selling the fastest times:Kansas City, Mo.: 80 (the average days to sell REO)New York, N.Y.: 128 daysColumbus, Ohio: 150 daysCleveland, Ohio: 151 daysTampa, Fla.: 154 daysCombined, however, the following markets are seeing properties sell for the fastest and highest percentage of market value:San Diego, Calif.Average REO sales price percent of full market value: 100%Average days to sell: 236 daysCharlotte, N.C.Average sale price of full market value: 100%Average days to sell: 162 daysBakersfield, Calif.Average sales price of full market value: 97%Average days to sell: 190 daysNew York, N.Y.Average sales price of full market value: 94%Average days to sell: 128 daysRiverside-San Bernadino-Ontario, Calif.Average sales price of full market value: 93%Average days to sell: 211 days

All told our mortgage, tax, and insurance payments come out to about $750 and if all units were rented out we would pull about $2000 a month.As it stands now we have one unit rented and our roommate pays us $300 a month, so we still cover the mortgage even with 50% occupancy.The house definitely needed some TLC when we closed.It was pretty much trashed, but the previous owners left a consolation prize of steaks and a case of beer in the fridge.The cleaning was a process by itself that included the excavation of about 3000 lady bug carcasses.We also gave the house a fresh coat of interior pain, re-plastered the ceilings, ripped out the old carpet and revived the original hardwood floors, fixed the roof, installed fans and a washer dryer set, and replaced several broken window panes.