Something like a porch light.

Its so quiet you need to check a light on the unit to know its operating.

I'm trying to decide which direction to go vs. my current buy and hold strategy.And I look forward to meeting other members and their opinions, experiences, etc via this great cyber landscape.

Basically I have a rental that is 2700 sq feet with pool and landscaping and right now is using $50/mo for water and sewer (higher in the summer) so I budget $50 for any rental smaller than this with less water usage just to make sure I am not undershooting the value.Same for Electricity and same for gas: Call and ask or ask the owner/tenant what the average bill is.Repairs- I budget 5-10% of purchase price, but only as personal preference, you will figure out what you need as you go along.Vacancy-this is more than most would do, but I collected demographic data on all zip codes in Tucson so I knew the vacancies, employment sectors, house hold size, schools etc of my target areas.

Welcome to the light Jason.

I feel that with your background you may be able to shed some light on a specific forum discussion.

It shall be non-refundable upon execution and assignment (if applicable) of this contract, and will be deducted from the purchase price.(17)INCLUDED IN THE PURCHASE:The property shall also include all land, together with all improvements thereon, all appurtenance rights, privileges, easements, buildings, fixtures, heating, electrical, plumbing and air conditioning fixtures and facilities, window shades, Venetian blinds, awnings, curtain rods, screens, storm windows and doors, affixed mirrors, wall to wall carpeting, stair carpeting, built in kitchen appliances, bathroom fixtures, radio and television aerials, landscaping and shrubbery, water softeners, garage door openers, and operating devices, and all utility or storage buildings or sheds.

I'm really close @Mike D'Arrigo - like $5k, so there is light at the end of the tunnel :)But you are right on - at least this whole time I have not lost any sleep over it because I know it won't be a question of if the house will appreciate, just when.

He can renew for another month (refused), he can move everything out including the boat and firewood (which he sorta kinda said he would try to do by yesterday), or if he leaves the boat and firewood, after the move out inspection those would be technically considered abandoned properties and I said I wouldn't do anything to it this weekend but come Monday when my landscape crew shows up, I might have to tow and store it at his expense...and if its stolen or lost I am not liable.

Being active in the community and listening to the podcasts is a wonderful way to build your knowledge base and puts you light years ahead of other novices.