The other $417 per year is routine maintenance.

Paid closer attention to hvac simple routine maintenance - changing filters, keeping overgrowth away from the A/C.

(eyebrow raised).

The ones you've listed at the routine ones that come month in and month out.

FWIW, resort properties routinely use the "CC on file" method for future charges based on a rental contract.

I am currently charging a fixed monthly fee based on the size and # of units which covers all your routine repairs, plus cleaning.

Nothing for vacancy, long term capital (even if its rehabbed, if you plan to hold for 20 years you'll buy roofs, furnaces, ACs and other pricey items), routine maintenance, make ready costs between tenants (some, but not all, may be covered by security deposits), legal expenses, lengthy evictions, accounting expenses, etc.Now there will be some months, most months even, when you only expenses are the PM, taxes and insurance.

This has been my business for over two decades and I routinely lend to fiduciaries, private and public, personal and commercial, without the need to vest title individually or sign co-guarantor agreements.

What about other routine stuff like the refrig or water heater goes?

I have a few questions.What are your thoughts on this routine?