We focus on CapEX before beauty. as a realtor we understand selling or renting homes you have to make the home function, Roofing, windows, electrical and plumbing. after we address these we focused on beautify making sure the upgrades match the area and is forward thinking with color scheme, flooring, and flow.

When it comes to insurance displacement, it's like a lottery ticket as you'll need a home that matches the guest insurance policy coverage ie.

Being specific about geography, price points, willingness to take as is properties, speed of decision making and closing, whether you are a cash buyer or not, property specs....that will go a long way in your brand as a good match for an agent.

When a property comes available that matches that criteria, I move on it.#3:  Short cuts are not efficient. 

and maybe change the water once or twice per year).I always consider 40% of what sales person say, matches the actual performance.

There you will be asked your criteria and then after answering a few questions you will be matched with 3-5 agents or loan officers in your area.

Still, we are looking for more granular data that breaks down by unit configuration closer match to the minimums set for each military, rank) plus estimates for the costs of utilities. 

It offers monthly accounting reports, online payment options, website creation ability, maintenance requests (filtered by property), advertising, online tenant screening, lease creations and tenant/property match functionalities.

I don't like that because then I have to match up the amounts with who pays what in rent.  

I also agree that RE appreciation is unlikely to match the last dozen years, but you never know.Where I am unsure we agree is that paying $450k to improve the cash flow ~$3k (your numbers but I expect my delta wold be similar meaning both my cash flow estimates would be worse than yours but both would be worse by the same amount not affecting the difference) makes sense especially if the cost of having the extra $450k is only 6% rate which is historically simple to beat via numerous investment options and hopefully no one is investing in RE for an expected of 6%.