Deep cleaning the carpets between tenants is recurring and appropriate to include if we're taking a 2 year average.

High end SFR in our area will not way run 30%I suspect he self manages... as there is no need when you have a single tenant that can afford 5,700 a month probably a higher up at MicroThese type of tenants often leave the home as clean as the day they moved in... other than touch up for paintings that were hung etc. and your correct in our area on the west coast appreciation is what we invest for..

I purchased the paint for another job had $150 in the 2 5gallon buckets of behr ultra, $46 in ceiling paint, 2 shower valves at $55 each, drywall at $64, insulation $60, plumbing fittings at $23, tile was $100, $60 in door knobs, I payed my employees for cleaning all 4 units out, painting 1 apartment and half other, tearing out paneling and insulation, re install new insulation and hang and finish drywall, install 2 shutoff valves and install scald proof valve.

Total green questions, I know, but...

They also told me that it wouldnt affect me, and i would start with a clean slate.

Now the property is getting cleaned and back on the market.My question is how to price the rent.  

I would like to have a clean debt sheet on my personal balance sheet.Gino

They wear nice clean shoes.

Both of those seem more "complicated" than a clean conventional financing offer without the contingency of your current home selling. 

Have those cash reserves ready so when we hit another bump you can clean up on those people that made poor decisions.