From my experience and in summary:1- Floor must be clean and flat.

@Braeden Cobb I'm curious about the mattresses... do they retreat back into the space on the other side of the wall (laying flat?)

However when he retires and I need a new manager, is there someone who may work for 5% or flat rates when he needs to meet with me or tenants,  and be a part time manager as I have decribed above?

We use a flat fee listing agent to save on standard seller commission which allows us the option to offer a higher commission to the buyer's agent

.- hilo is relatively flat.- as for regulation, you could buy multiple cashflowing condo STR in vacation-resort zone- but best total return is always single family home, again with 5 mil I would entirely do flip in the richest neighborhood day and night.

Cost TrackerLot Purchase Price 20% - 15%Architect & Engineering Plans RenderingSurvey 1 (Stake Corners & Elevation Cert)Surveyor (Final Elevation Cert & Final Survey)County Permit Municipality Utilities District Portable ToiletFoundationSilt Fence Site Work (tree removal / 8in Dirt Scrape)Concrete SlabFramingLumberEngineering Wood Products (Trusses)Accessories & LumberFraming Labor $2.5 per sqftPlumbingPlumbing TurnkeySinksToiletsFaucets & Shower TrimElectricalElectricalHVACHvacInterior Windows & Material Back DoorFront DoorSiding, Sheathing & Cornice MaterialSiding, Cornice, Doors, Window LaborRoofRoof Deck MaterialRoof Deck LaborStanding Seam Metal Roof (optional)InsulationInsulationDrywallDrywallFirewallHang, Tape, Float & Texture LaborDrywall Touch Up LaborPaintExterior PaintInterior PaintExtra Cost (Caulk & Paint Upgrade)CarpentryDoor Handles CabinetsInterior DoorsBaseboards & Shelving (closets, utilities & Pantry)Carpentry LaborCounter TopsCounter TopsMirrors MirrorsGarageGarage Door & OpenerDrivewayDriveway Flat Work (AC Pad, Walkways, Steps, Backyard Steps)TilingTile MaterialTile LaborLVPLVP MaterialLVP LaborRailingRailingLandscapingLandscape Final gradeSODFlower BedDumpsterDumpsterApplianceseDish WasherStoveMicrowaveMiscMail BoxFinal CleaningHouse Plan PrintsWater & Electric During buildRefunds / DepositsRefundable Deposit

Feb to July usually has the strongest activity and then flat after September.Problem with real estate is that ........ it is too easy, if you download the data that you interested to look for, you only have 30-50 homes and make the plot or prediction based on this input is again.....very easy.Also Axos has good data as well using Listing to Sold Ratio listing.

Thus I think a flat rate approach is better. 

I’m spooked because a house hacking friend called to ask his HOI company this same question before he started renting out rooms, and they just flat out dropped him.

Late fees are flat fee charges while the 10% will be against any unpaid rental amounts.It appears that the actual unpaid rent has been satisfied now, this is why those funds collected were applied to the late fees next.