IN texas its like 3 bucks a foot in charleston we pay 15 to 20  in Oregon I paid 5.75 last year but that will go up to 7. and this includes window install and nails LOL..

Your first step is to really nail down why your portfolio homes are performing poorly.

For example, in Florida, there's no cap on how much HOA fees can increase annually.

Choice of a 30yr old property in a flat market with 10-cap on rents vs a new built home with strong growth and demand but net-0 cash-flow yr1, it's not even a competition, new-con every time.     

For short-term rentals, I would follow the Airbnb workflow model as they have it nailed down, but would also love to learn what others have been using or working through.

Similar to if you hired a company to replace a roof-you don't have a copy of the bill for all of the shingles and nails, but you have a copy of their bill that has those effectively built in.

But, I really need to nail down a plan the is attainable and executable.

Michael nailed it.

Let’s pretend neither of those things happen and you nail it dead nuts on.

RandyThe SOH cap on investment properties is 10% per year, so the assessed value will catch up pretty quickly once the market stabilizes.