@Mark LangdonConsider giving them a choice of items that will improve the value of the property.

You have twice the number of big ticket items; roofs, furnaces, etc)InsuranceMgmt Fee - as a %Vacancy- as a %. 8% represents 1 vacant month/unit/year

I ended up having a couple self imposed delays on things like materials, colors, finish items that could have been avoided by better up-front planning.

They would have been an expense-able item for his taxes - so you can see also them if you ask him to verify employment history and income requirements with tax returns.I wouldn't want to take all the money upfront as doing so may well serve to create a de-facto agreement to let him stay no matter what.

With most investment opportunities, there is an Administration Fee, which is to cover costs of filing and listing a deal, handling financial commitments and performing tax and other reporting.The Administration Fee is a line item in the pro forma.

Put something up at the entrance that discourages vehicle use but can be opened for use by emergency vehicles and for the occasional moving in/out of big items such as furniture.Tell the tenants this change is a result of their not being able to work out a more viable solution between themselves.

I visit that area a few times a year and the property was vacant and all the items that were to be completed were not.

Comparing cost for an IRA vs 401k, at least one real estate SDIRA pays 2% on holdings; however they charge fees for every little item, and their lack of email security is quite extravagant.  

As long as you used the gift cards all up and promptly, I would probably staple your gift card receipts (showing you paid $90) to all your receipts of items purchased, and then just put it all in as one general journal entry with the $90 to your capital account (or if it came our of your business out of your biz checking account), and then the items you purchase multiplied by 0.9 either to repairs OR to increase the basis of the improvements which you would then depreciate.

If you plan on running a student rental, put in the heaviest duty bathroom items you can muster.