I would like to know, if you have good success with Property Management teams in Huntsville market as my property in in C area(35810) and like to get a very good team who can find good tenants and handle the property well.Also, if you had general contractors who you had success with as well, as I am looking to do new flooring to this home. 

We hit the sweet spot by spreading our costs over a larger floorplan and providing something that the market demands.

Hey Dennis, interesting question, and I’ve been in similar situations myself with 30 properties here in Tampa and managing 300 others.

Has anyone worked with Northpoint Property management in Columbus OH?

The use of a flat fee for higher-value properties is a common practice and can be beneficial in ensuring transparency and predictability in transaction costs.

So typically depreciation and expensing of costs usually happen on the placed in service date.

If the tool has merit, then build it for yourself, and it will pay for itself on that basis alone.If it will not pay for itself (& time counts as a cost) when the only customer is yourself, it's probably been done a thousand times, and/or isn't as useful as you think. 

That said, if I was retired, in a relatively low income tax bracket, or a real estate professional able to offset my commission income and interest income from PML with major cost-segregation, and wanted some spendable liquidity after a career in investing - PML all the way. 

I own a GC company and have guys with plenty of ground up/new construction experience so I'd save labor and material costs.

I know you mentioned leaving a little more money in the deal than expected, but with $500 in cash flow and a $1,200 rent, it looks like you're still in a great spot.It’s also impressive how you managed to find the right contractor, especially on your first out-of-town project, those connections can make or break a deal, so kudos for finding one who’s an investor too!