And if they do a little job, they don't want to work with (notice I didn't say "for") people with picky expectations or low price expectations.My suggestion is this: if you hire a plumber and (s)he is at the supply house instead of actually working on your pipes, you're doing something "wrong." 

Based on historical figures, that would be 3-4 months of supply which is still a seller's market in southern orchards. 

I have 2 higher end rental listings in DC right now and in those neighborhoods there's a huge rental supply so I've been assuming that renters just have a ton of choice and we need to lower the price or up the value proposition to get more interest.

I was going to ask the building supply company & lumber yards I use to give referrals.

The new regulations as well as extremely high prices are going to make it extremely difficult to be successful especially as a newbie.

There are dozens of tropical paradises that are just as nice or nicer, without the crowds, without the government regulation, without the threat of disasters, and with property for 1/4 - 1/2 the price.

NOTE: if you have rentals in California, be sure to buy the California edition because it is the most regulated state and requires a separate book.

The staging company will supply all the furniture on the rental.

However, in buildings that are already over that cap, the additional units can remain in operation.No short-term rentals will be allowed in most of the French Quarter or in the Garden District.Platforms such as Airbnb and HomeAway will be required to remove illegal listings.Short-term rentals that violate the rules, including regulations about disturbing neighbors, can have their licenses revoked.An 8.45 percent tax and a $1 per-night fee are already assessed on short-term rentals.

@Nicholas UrcuioliFirst of all you wouldn’t value a three unit building based on Cape Rate.Four units and under are considered residential and you would use the price comparison approach on an appraisal.Cap Rate is purely a measure of risk and never a measure of your actual cash on cash returns or future gross profitPlaces like San Francisco Los Angeles and Manhattan have way more renters (demand)  then there are vacant units (supply).This makes these markets extremely safe because the risk of the whole building becoming vacant is almost 0Markets with higher Rates like Ohio or Alabama must pay a higher return on investment because they are riskier markets with much higher vacancy rates and demand and Manhattan have way more renters parenthesedemand