What is the T12 Net Operating Income? 

(Gas are more expensive to buy, but cheaper to operate.).

We also do a property orientation and show them how to operate the house, change filters and batteries, turn off water main - and of course the mystery of GFCI outlets

It blows my mind that you can actually start and operate a legitimate business in the US without telling the government (not the public) the name and address of the owner.

Point is, there is a new bar being set and if your not operating up to it, we are going to make your listing look like crap and perform like crap because were putting this out to the potential tenants and who'd you pursue and choose?

The issue I have seen with these types of properties is they could have two valuations - the value of the real estate which the structures will have little value and you have the land the other is as an operating business just like a bed and breakfast would have - real estate has value but it operates a business now you mention 12k / month but if someone also has to manage the property what is that worth and what would someone pay to manage a property like this?

That is how I've operated for years, well before the NAR fiasco and as agents, we have always been advised from referring to status quo, standard, typical, etc when it relates to commissions.It continues to amaze me how many buyers/investors believe the agent value is finding them "deals."

As you progress, maintaining a clear line of communication with your team, especially your property manager, will allow you to stay ahead of maintenance issues and tenant needs, keeping your operations smooth and your tenants happy.If you haven't done so already, consider outlining your goals and investment criteria with a property manager early on.

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How about the simple obvious that the inputs to deliver the service/product have a base-line and market prices have, OBVIOUSLY, been at about as lean of operating profit margins as can be.