@Dennis GallagherIt's my understanding that the "Income-Expense Ratio" primarily use operating expenses as the expense variable, which includes costs like utilities, property taxes, insurance, maintenance, repairs, property management fees, and trash removal, all of which are considered when calculating a property's operating expense ratio (OER).You calculate OER by dividing the total operating expenses by the gross operating income of a property.

This means they will have practically complete control over whom to rent, how much to rent for, and how much to charge for repairs, etc.

Most major repairs had been done.

Also want to add that she had multiple violations such as having a dog with her while her contract states no pets and she was contacting repair facilities and acting as my agent or pretending to be a property owner and interfering with repair process. 

I have been in the construction industry, mostly residential renovating, so I know how to spot damages, repairs, and/or things that need to be replaced.

I have had to put students on a repair program to help them after doing this very thing.

I would encourage you to break it down into. 1) single or multi family 2) Buy and hold vs flip --I would definitely buy and hold if you have limited knowledge when it comes to property repairs (you can always flip later).  

Yes - include ALL expenses in your math, including reserves for repairs/maint, capex, turnover, etc.

You have to understand repair costs, ARV and many other things.

I use Executive Villas and they just charged me $500 to repair some table legs and replace the batteries on a remote.