@Robert Rixer, I don't know how creative these are, as many are common plays:Valet TrashFencing in first floor yardsProviding washer and dryers for added rentReserved, Covered parkingTech PackagesInternet and Cable contracts, with reimbursementsPayment Plan rents, with small service charge (i.e. bill 1/4 rent each week)Reserved Rental cabanas at poolPrivate pool party rental optionGolf Simulator in clubhouse - fee basedOn site, self serve car wash (quarter feeder style)Charged group fitness/personal training servicesGame room in clubhouse with monthly subscription for tenants (Xbox, Playstation, etc)Changing out high maintenance grass for astro turf or lower maintenance/lower water use shrubberyBut ultimately, I think a lot of NOI increases come from deep dive into understanding EVERY expense and finding ways to minimize them, and/or no outsource them.Train maintenance team on basic HVAC and appliance repairs (find way to get them licensed as needed)Buy paint sprayers for faster, easier turns versus having to hire a contract painter, and possibly repaint whole unit each timeStandardize all finishes, so you can buy in bulk, everything from hinges and door knobs to cabinets, paint colors, and light fixtures.Potentially get leasing people onto lower base salary with higher bonus potentialBulk/bundled insurance across portfolio (even better at scale is to self insure)Regularly test sprinkler systems for leaks.Non-NOI, but benefit to you: partner with insurance agency to get referral kickbacks from your tenant base for renter insurance.  

(painter, electrician and plumber are all a given but they are focused and supplemental to the more major rough and finish work) Hourly rate range?

We found a painter that saved us so much on about 7 years of turnovers, and an excellent flooring guy, but they've now both retired.

I had all the MEP's as well as the millwork guys and painter all at the same time just in different areas.

I guess you need the 30% for your umbrella and LLC and the most expensive manager and the best painter in town and you're also gutting everything to the studs before putting a tenant in it.

By next Summer and over the next several Summers you should pick different trades...next Summer go to work for an electrician, the next a plumber, the next an AC company, the next a roofer, the next a painter. 

Everyone assumes it's easy...but a real painter will absolutely deliver a far superior product to what any homeowner can do.

Do hire workers directly....find them at  home depot or MacDonalds at lunch time (painters easy to spot).  

When my painter says "I bought some wacky tacky something or another..... and I like to ensure that....

Should I expect the painter to cover the cost or is that something I should cover?