If, on Monday, I were to put a contract on a property that I knew I could sell immediately, and if I had the cash to close, then the only other thing I'd need was clean title, which takes my closing attorney about 3 days.

If I were a betting man, I’d guess that opex would be closer to 50% given a lot of expenses are fixed (lock change, carpet cleaning, owner paid utilities, appliance repair, just to name a few) regardless of a unit renting for $500/month or $800/month.

We work in several different markets and found it easier to recruit agents in markets like the Midwest rather than the West Coast.

I am moving towards putting up curtain rods and inexpensive curtains though- I feel they hold up better, I can wash them (if the tenant didn't) rather than dealing with the utter pain it is to clean miniblinds, tenants seem to like them better, and they look a whole lot nicer. 

I'm a believer in clean and updated kitchens attracting better tenants and buyers, so I find good appliances to be worth it. 

A flip is just like cleaning up after a really bad tennant lol 

Although guests are supposed to keep things clean and to report low inventory/missing supplies . . . we don't find that to always be the case.

It's much easier for you and the tenant to replace flooring between tenants especially if you are going to polish or refinish hardwood. 

I don't really have a good reason beside I thought they cash flowed better and easier to maintain one building (In theory). 

Plus the PMs I work with know that keeping an existing tenant is easier than loosing one so if they charged me $150 to resign an existing tenant for another then I would expect the tenant to cover that cost over the year.