If electric, you have the peak demand issue but in addition reviews if some electric units have unhappy reviewers.

After looking at the company websites I'm going to contact Dave Johnson, mainly because of his past active duty experience and positive reviews.

Obviously new flooring and other accoutrements will round out the improvements.I know there is no way to know what the actual budget number 'will be' until the property is walked, but I'm curios if there are some numbers, based on the luxury rehabs more experienced rehabbers have rehabbed, they use to plug into a quick proforma review they may use while investigating a new luxury market property before walking the property.

After reviewing the post I'm starting to think my offer might be a little too high.

We have been talking to PM companies in these 2 cities and I couldn't find much of a review on the following 2 companies, yet they are associated with companies providing turn key properties for out of state investors.

I'm sure prices have changed quite a bit, but I know a Phase 1 was fairly inexpensive because it's just a basic review to see if they need to dig further...anywhere from $1,000 to $3,000. 

Once I have determined if something meets my CAP rate goals, I simply use this as interesting information for review as I compare it to other investments - but again, realizing it is false precision.

They will write policies for vacant homes (sometimes an issue for insurance) and they will review you rates upon request. 

Of course these agreements should first be reviewed by your investor friendly attorney.I am also forming my company, building a marketing machine, and will hit the street shortly. 

Josh Dorkin and Brandon Turner - I promise I will submit a review on iTunes soon!