No paint or cleaning?

@Rich Ng@Russell Brazil@Jim AdrianMy confusion lies in the ROI with this expense. 

This unit is fully renovated with new kitchen, bathroom, appliances, central air, windows, carpet, paint, covered garage parking, provided washer/dryer.

The exterior has new siding, paint and a new roof.We had the inspection last weekend and met the tenants.

I double-checked what I entered in the BiggerPockets rental calculator:Vacancy 4% (1 month out of 24); CapEx (3%, no basis); Repairs 2% (assuming just some carpet refresh during turnover and maybe paint refresh), plus insurance $30 per month, 10% PM fee, property taxes $70 per month.

(the assumption here is the two are similar condition and neighborhoods)Yes, Orange County *might* be the value play and achieve better appreciation in the L O N G run for a SFR.

One is almost fully updated with a new kitchen, new flooring and paint throughout, and the bathroom has a new vanity and fixtures.

After a long drawn out eviction of a SFH on Long Island NY, we needed to have some work done (painting, new light fixtures, patch some holes, and basic plumbing, such as a new toilet, install vanities with faucets, and new shower fixtures.

Making changes to the property without written notice (Changing Hardwood Floors, changing a brand new set of washer and dryer and various other paint jobs in the house) Today I get a message from him saying that the remainder of the rent will be paid on Tuesday (since Monday is a holiday). 

I had to argue with her that painting is directly expense-able and does not need to be depreciated.