Corona only has a certain life span and people can catch it 10 minutes after they move in.Besides, the next few months may be a fight for good tenants, I wouldn't act hastily. 

On top of that, they spent over $800 in the span of ~50 vacant days.Long story short, I am willing to pay Meridian Property Managment (in Memphis) the average cost of utilities, but that only comes out to $438.75 for the days they were there.This would make me $372.73 (utilities owed) + $200 (they did not replace a fixture, as confirmed by my realtor) short of what they are asking for, and they are threatening to file a lien (presumably mechanic's) if it isn't "paid in full."

Capex is half of what I use. 10%.My capex includes roof 25 year life span, floors 10 year life span, appliances and hot water heater 12 year life span,hvac 20 year life span, bath and kitchen remodel 20 year life span.

. $500,000 hard money, cash over the span of 6-9 months $150,000 excluding down payment.

. $500,000 hard money, cash over the span of 6-9 months $150,000 excluding down payment.ORpurchase property, factor in ALL costs into my hard money still having cash in reserve just to be safe.

Life span of 10 years. 3000sf*$6sf= $18000/10 year life span/12 months in a year =$150 per month for 1 item.

When you say value add over a few years, do you mean adding bathrooms/bedrooms and such over a 5 year span? 

Each asset had a life span.

All the seg does is break out the different components of a property and depreciates them based on their life spans as opposed to the overall property's of 27.5 (for residential).

Just turned 30, finally grew my portfolio to officially 12 units (Just under $2 million worth) generating a healthy avg. 13-15% cap-rate on each unit with traditional financing over the span of the last 4 years.