@Julie Garner This contractor texted me after I received the quote to let me know that materials are included.

run the numbers including holding costs and you will see why.

After putting about $50k into the property,  I’m just about $25k from meeting my completion goal that includes stucco, drywall, and siding.

Some key qualities to look for include:- **Responsive communication**: A PM company that keeps you in the loop and addresses issues promptly- **Local expertise**: Knowledge of the Birmingham market and experience with Section 8 tenants.- **Proactive maintenance**: Regular inspections and quick resolution of maintenance issues to keep tenants happy and properties in good condition- **Transparent reporting**: Clear and detailed financial reports so you know exactly where your money is goingIf your current PM isn’t meeting these standards, it might be worth exploring other options.

There are considerable economic headwinds for 2025 including if equity markets pull back, there could be a reallocation of profits into real estate.

I would send a lease violation notice that advises the tenant that they have violated the no smoking provision of the lease and that it needs to be cured immediately - to include complying (not smoking) and remove any odor/damage that may have resulted.

Just make sure that you include this requirement in your costs.

Usually MTR comes fully furnished with utilities included, so you pay for the convenience.if the area has traveling nurses, other professionals that come for a few months for work they normally pay more, in certain cases the employer pays the rent not familiar with that particular market,  but worth looking into it.

I know of no RE investor that had RE before the crash that did not exit that would agree with your statement including this investor.  

I recognize there are other ways I could invest this cash (including another property) but I am being mindful of levering myself out too much in the current environment where job losses are more common in my industry (tech).