We basically offer all of the services of a turn-key company without the commitments.

Huge red flag, never exchange any monies owed for services unless the tenant is a hooker and you get the service up front.

No idea what the $650 is for.very fast talker and gets upset really easily when you question his service.

I ask for 60 days' preferred notice, although they only have to give 30,,  and give them good service and a nice place to live. 

Anyone has any recommendations for a good certified well contractor that services the twincities area?

Although, I don't really know what you're paying for this service.

You can just list what you use, and I can do the rest of the research on the formulas, and how to use them myself.

Who places and later removes  the sign in the front yard (some brokers pay a service to do this)?

It's highly likely that Wells knows the owner is an active duty military service member.

Now let's look at the numbers (Monthly)Average rent/unit = $775Gross Income with 94% occupancy = $24,02550% gross income for expenses = $12,012Bank Mortgage payment for $1,875,000 @ 4% 30 year = $8,952Seller finance $375,000 for 6 years @ 4%, with interest-only payments = $1250Private money loan payment for $300,000 for 6 years @4% also with interest only payments = $1000Subtracting all expenses and debt service from gross income gives me = $811 in cash flow which I would set aside to use only on the property.