I have 200 feet of hedges to trim every week it seems at my MFR.

The other overage sources were: plumbing (most of the lines had to be replaced), roof/siding (we used a high quality company and paid for it), drywall (we decided mid-project to raise the ceilings in 2 rooms) and “misc carpentry/trim” ( all the extra time we paid his crew members given we expanded the scope).One of the more unnecessary (ok, dumb) things I did was pay his crew hourly.

I have already planned on replacing the carpet with laminate flooring replacing the trim etc.

So, painter ($300, they had poorly repainted the trim around the doors and windows), cleaners $180, carpet cleaners $145, new mini blinds $80, lost rent $950, and a fair bit of time just dealing with everything.

Sometimes just painting the trim will spruce the place up as well.

On those look for value-add opportunities, like trimming expenses, increasing occupancy and rent increases to bump up the NOI and thus bring the cap rate back up to market levels.

We typically do a lighter color (ex. pine) laminate floor with a cream color wall and white trim.

In my case, I would be looking for a contractor to manage the HVAC, Electrical, Plumbing, Roofing/siding, interior trim and painting.

I have 14 properties that range from 5 units to 65 units. i.e. fire inspections, renovations, landscaping projects (palm tree trimming, crepe myrtle trimming), notating new appliances (per unit), owner specifics (flooring type, paint color, interior finishes), capital projects, pressure washing, just to name a few.

As the picture said that was before getting to the weeds, it is all cleaned up and pressure washed (lawn is trimmed too, really is a bad photo haha) I just didn't have a newer picture of it at the moment.I also just moved to Tampa as well, but have to finish this one up in Orlando.