Thus, take this as mere casual observation. 

.- Changed Closed Calendar Daily Rate: daily rate of calendar days which have been observed to change from open to closed, over time.Are there existing terms which already describe what I've mentioned?

NOT my thoughts, just my observations.

From my observations it's important to understand that this is a very seasonal market.

The observation is 100% relevant.

I would recommend anyone to sit and observe a few hours in court.

Poor quality workmanship can really drive down the ARV on something, especially if it is important ie electrical, plumbing or obvious to the casual observer, ie crooked tile work.

Very astute observations ms beadle, I can see why they elected you President.

I have also observed how other property management companies in my local area work.My first suggestion is to buy in an area you feel comfortable with in a market that meets your investment criteria.

I always felt that my parents were getting "soft" with their properties but hey I was just a teenager observing the actions of others.