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.  

I really appreciate the action items you suggested.

i have a 10% off for lows and home depot already for my military discount and i get an additional 5% off at home depot for having a contractor account with them.i also already have connections with just about everyone in the business as far as contractors go, i even have some really awesome contractors have that agree to hourly rates along with others that are by the job.I am mainly asking to see what tricks people use besides the normal ones to ensure I'm not missing out on anything and to make sure i am not stuck in a one lane mind set. its always good to ask others what they do and ensure times are not changing around me.i honestly order a lot of my items online and have them shipped to the house and store them in the garage to have my contractors install them when they get there. i do spend a lot of time at the house waiting for delivery but i use that time to ensure all the work is being done to standard.one thing i have been thinking about lately is hiring some guys from a "ready work" company to do all of my clean ups. but i have yet to do this one and am not sure i fully trust random guys who will accept 10$ a hour to do what ever jobs they can pick up that day...i also have access to realtor direct flooring companies, and a discount painting company due to my va hook up. ill tell you what i have the hardest time finding deals on is cabinets and countertops

IMO its important to have a good down payment, and adequate reserve, to deal with vacancies and larger maintenance items that can occur.

CONTINGENCIES MAY EXIST: I understand the sale may be contingent upon Buyer's inspection and approval of certain items described in The Agreement.