If the outside needs as much work as the inside then costs can go much higher.Labor costs and materials vary by state and the property is a case by case basis.In some states with harsh winters getting contractors to do anything is tough during that time and your labor rates will go way up.

The degree of leverage is pretty much a cost of capital issue.

But I like the feeling of " one degree of separation" that the property management LLC potentially provides between The tennant and I as well as legally should something happen.I was talking with some other investor friends who brought up creating another LLC for handyman/ construction work.

Do you think the approach here varies much by class of the property?

I also recognize to some degree loan investing is opportunistic.

If the wind blows 47 degrees north on Tuesday, Contract is canceled.

However, the procedures for eviction do vary by state.

Each has varying barriers to entry to get started.

Maintenance to some degree is allowable as well, be reasonable, a tenant can't be expected to tow a car to have the battery charged!

I think $1600 sounds reasonable, but as previously stated costs tend to vary from place to place.