Home improvements are definitely non essential unless it is something critical like plumbing, electrical, etc.

I figure you could charge the tenants a base rate for electricity every month and that goes to paying them off.

E.g. if my property manager would charge one month's rent in order to find a new tenant, in addition to the lost rent while the unit sits empty plus the turnover costs (painting, carpet cleaning, etc), shouldn't vacancy rates be padded even further?

My team and I are looking to get our second property under contract and it's a mixed use building- Store front w/ residential apartment up top, and two single family homes attached- very strange...Here's what I know before visiting the property:- It's downtown in a very mall city with a historic board- Separate meters for electric- One bill for sewer and well (I'm assuming it's county sewer but will investigate further to ensure not a septic)- I'm going to ask for the leases and ask the renters what they're paying for rent.As a mixed use building I'm assuming I'd need to dig into the store fronts financials to ensure they're capable to afford the property.

Why do property mangment companies have all the rights in this city Las Vegas. the place wasn't clean fridge didn't work toilets didn't work and the othwer people left the garage full of junk. she had to clean remove and is being charged to do her own cleaning, remove the junk fix the toilets then the washer went out  this all in the first 2 weeks.

Just need to break out the electrical panel and break out heat as well.

Ins, Trash, Electric, Blacktop, Lawn care, Snow removal, Gas, propane, oil, everything.

From tryin g to reach his “team” to no available, to “hey we cleaned up, took photos and listed a apartment which led me to pop in on the property to see NOTHING HAS BEEN DONE. same junk that was left is still there....Anyone have any good they can recommend?

The owner gut rehabbed this when he bought it about 9 years ago, so plumbing and electric is updated, and all units have central HVAC. 

Similar to a hotel, you're going to have to clean after someone leaves to get it ready for the next guest(s).