I was with some of the staff who would not step foot in some of the properties... the way they were kept (these I believe were all section 8) was horrible.

It's not padding its called getting paid for your time or staff's time.

Oops that did not come out aligned correctly... let me repost...Hi All,for Income the summary shows what you must factor:Rental Income Vacancy Concessions Lost Rent Meanwhile, here is a list of Other Income you may have:Other Income Vending Income Damage Income Utility Income Late Fees Corporate Furniture Rental NSF Fees Warrant Fees MTM Fees Short Term Lease Fee  Notice/Termination Fees Transfer Fees Forfeited Rent and Deposit Application Fees Administration Fees Utility Reimbursment Electric Reimbursement For Expenses, here is the summary of items you must factor the following:Payroll & Related Utilities Marketing Expenses Administrative Expenses Repairs & Maintenance Turnkey Contract Services Managements Professional Fees Property Taxes Payroll with Management (often times management will hire staff, so you can keep this together or separate it, depending on how you wish to track the data)Insurance I am expanding some of the expenses category for you to be aware of what kind of expenses you can expect for a 50+ unit...for instance, here is the payroll expanded sub-categories...Payroll & Related Salaries - Management Salaries - Leasing Salaries - Maintenance Overtime / Inconvenience Wages Bonuses - Incentives Leasing Commissions Temporary Help Employer Related Payroll Expense-ADM Utilities expanded:Utilities Electric - Occupied Electric - Common Area Electric - Vacant Water and Sewer Trash Removal Utility Billing / Recovery Service Marketing expenses expanded:Marketing Expenses Advertising - Signage Internet Advertising Other Advertising & Marketing Administrative expenses elaborated:Administrative Expenses Training and Education Career Apparel Postage and Freight Telephone Bank Charges and Fees Office Supplies Dispossessory Fees Mileage Reimbursement Expense Printing & Forms Copier Expense Computer Expense Answering Service Dues and Subscriptions Credit Fees Professional / Legal Fees Meals and Entertainment Travel Expense  Employee Screening Employee Recognition Overhead - Acctg & Admin Fees Repairs and Maintanance expanded:Repairs & Maintenance  Other Interior Maintenance Exterior- Painting Exterior - Doors and Windows Exterior - Carpentry Exterior- Lighting Exterior - Signage Repair Parking Lot Maintenance Tools & Supplies Other Exterior Maintenance Interior - Carpentry Interior - Cleaning Interior - Electrical Interior - Fixtures Interior - Flooring Interior - Hardware Interior - HVAC Interior - Paint Interior - Plumbing Interior - Window Coverings Interior - Appliance Repairs Turnkey Turnkey - Carpet Cleaning Turnkey - Cleaning Turnkey - Painting Contracting expenses can include:Contract Services Landscaping Maintenance Landscaping Other Equipment Rental and Maintenance Exterminating / Pest Control Property taxes are straight forward, and grouped with insurance:Property Taxes Property Taxes Total Property Taxes Insurance Property Insurance Hope that helps.

One has two years experience as a programmer for a university, the other worked for eight years as a staff supervisor in a drug store.

@Nathan Gesner is correct when says there is no industry standard; however, I would say most reputable PM companies are somewhere between 5-14 days on average.Here are some common factors that affect turn time:- size of PM portfolio- area of PM portfolio (do they manage in a single neighborhood or across an entire region)- time of year- number of reputable vendors- condition of property- length of tenancy- size of PM's staff (do they have assistants or other team members in the field)- PM's systems and processes (are they efficient and proactive with turns)A smaller PM who does everything themselves but only manages 5 homes will most likely have a much faster turnaround time than a PM who manages 100 homes on their own.

I would also consider contacting your local real estate commission as they may have lawyers on staff who can answer that question.

I've found the staff at the local office difficult to work with.

However in Alaska the State will pay $6500.00 per MONTH for each assisted living person in the home.This turns more from a rental to a business because you would need a full time nurse, but if you are making $45,500.00 a month could you make a business plan to pay for a full time nursing staff and still make a profit?

Overpaying for Home Depot staff might equals less stress and headaches.From personal experience: I would suggest not placing all your eggs in one basket.Maybe have a small sprinkle of Lowes/Menards contractors.Regardless, try scheduling your contractors at least 1 to 2 hours apart.Example: Plumber 7 am to 11:00 and electricians 1:00 – 3:30 pmI totally dislike Sears organization

You can also reach out to local hospitals, universities, military bases, etc. to ask if they would add you to their list of housing providers for traveling staff and students.