Furniture stores6.

I'm sure you've noticed that Car dealers, Furniture stores, Granite showrooms, Etc all tend to use this.Unless you absolutely cannot afford to be close to JT, go for it.

I can tell you that you'll need to budget for furniture if you'll be doing short-term rentals. 

. -- local rules- no parking on lawns- no "for parts" cars that don't run and are being worked on- no indoor furniture outside, no outdoor storage or sheds- no gazebos, pools, fire pits, outdoor fireplaces, trampolines- where trash bins should be placed and when (my city is picky about this - fines)My lease is about 7 pages now.

Its not terrible furniture it is just not my style at all.

Here are some things to include.Copies of leases and applicationsAccess to Yardi, Onesite, or other PM softwareDocumentation of debts, past due etc.Rental licenses3 years taxesRent roll with lease start, end, amount, and deposit. be sure PA prorates rents and transfers deposits with interest)Service agreements lawn, snow, cleaning, laundry etc.Copies of tenant notices  given within 90 daysOperating statements 3 yearsDisclosures, LBP, etcContracts for improvements in last 3 yearsEmployment contracts/ payroll Insurance policies and claims history 5 yearsinventory of property on site (office furniture, common area items, etc)Repair records for the building 2 yearsCopies of bills such as heat, electric, water, etc to verify (also helps with transfer)Copies of current inspections.Boiler logs Past litigationCertificate of occupancy Tax records (we will pull)warranties sill in effectfloor plansestoppel agreementZoning Historic designationPrepare lease assignmentsPrepare prorated rent and deposit agreement for closingThere are often many more property specific items. 

We painted it and got all new furniture.

I have a closing date on the contract and I also have furniture and movers coming soon

I sometimes end up paying contractor rates just to get someone to throw away used furniture.

I'm not the biggest fan of arbitrage - even if the landlord agrees, they may change their mind after 1 year and then you're stuck with the furniture.