@Joe Villeneuve ARV as 3/1 is only $75k, which is kind of low to me, even as a 3/1. cash in is about 5k (closing costs) and $678/mo imterest only payments (we're at about the 18th payment).

I use Joe Hurster with Weiss Insurance Agency out of St Louis.

on one of your post a reply came back that your comparing oranges to Iceberg lettuce and for sure you are when you compare vegas and Memphis.What caused the meltdown in Vegas and PhX  @David Faulkner  well I can tell youVegas relys on gambling and tourism in the crash any tourist city and gambling city got hurtand then for rentals  what killed that market and phx is that a very large portion of your renters were in the building trades subcontractors laborers etc etc.. building came to a complete STOP.. those thousands upon thousands of jobs left.. and most of those folks rented.Memphis is a rental city and has basically always been one with about 50 to 55% of pop are renters.

After all is fixed and you show a bill fo 10k you get the remaining 2k.The adjustment should be a line item adjustment showing, material, labor, profit, and overhead.  

As far as snow, I will do the labor but I guess I could add a number for supplies. 

"The country's healthy labor market is translating to greater job security, but affordability is not improving because home prices in some areas are still outpacing incomes by three times or more because of tight supply.

Seems like there is going to be a lot more labor with option B, due to the plumbing stuff that will go into the way things are placed in the master bath.

@Joe Cusick Thanks Joe.

Rental Income                   97,308.33              99.5%Total Income                     97,813.33            100.0%Expenses1155 Crawford Supplies            1,395.85               1.4%Carpet Cleanings                          145.00               0.1%Dumpster Rental                             59.78               0.1%HVAC                                        10,188.30            10.4%Insurance                                    6,099.35              6.2%Interest Expense                       19,672.53            20.1%Labor                                           9,644.56              9.9%Legal and Professional Fees          500.00              0.5%Licenses and Permits                       25.00              0.0%Mgt Fee                                        1,600.00             1.6% (although it says he managed it                                                                                                              personally)Office Supplies                                  50.00              0.1%Pest Control                                     800.00             0.8%Property Tax Expense                  4,369.76              4.5%Rent                                                 155.00              0.2% (not sure what this is for)Rental Equipment                             222.92              0.2%Repairs and Maintenance              5,929.69              6.1%Supplies and Materials                  8,867.40              9.1%Utilities                                           6,270.92               6.4%Total Expense                              75,996.06             77.7%Net Ordinary Income                    21,817.27             22.3%Cap Rate at asking price of           $899,900             2.42%I did some PVA searching and found the assessed value to be at $543,171 which would put taxes at $6092.75 for the year.

;) Joe