I have a question about what’s working in your markets when it comes to floor plans and features.

To protect the floor or more importantly the lower level ceiling in the case of a leak/overflow form the washer. 99% of them never do anything their entire life. i would have balked at a $500 estimate for that job.Ps.

Most experienced people are limited by deal flow, so you offering to bring them deals could be a huge value add to them.And while you are working to meet investors and source deals, I would be doing everything to clean up your credit.  

Besides your rent, your cleaning fee should be the largest expenses for your normal operation.

Assets identified in this study include:Appliances: Dishwashers, refrigerators, and ice machinesInterior Finishes: ceiling fans, flooring and decorative wall treatmentsFurniture and Fixtures: shelving, counters, mirrors and cabinetsSpecialized Equipment: diagnostic machines and hydraulic liftsSecurity and Communication Systems: key card readers, telephone connections and security cameras30% of the total depreciable basis was classified as 15-year class life.

The main issue with rental basement is water if it has water issue usually it is a simple fix .Clean gutters ,discharge gutter  water away 10" away from foundation, make sure you foundation soil is slopped away from it .If you need to buy soil get a clay mix .Cut back any tree too close to the foundation look at the drip line that's how far the limbs are out from the tree .If all that is done still has water buy a sump pump  carry the water to day light away from foundation 10" to 15" .

Normally, unless there are specific building code restrictions, the amount of units allowed on a lot is determined by the Floor Area Ratio. 

Our city code requires a method of egress for 3rd Floor units.

The area is loaded with men on 1-2 year contracts who have homes some where else and they just need 1-2 years of safe, clean, comfortable housing and the only other option is seedy hotels.  

In my head i picture a some empty room with a printer on the floor and stacks of paper everywhere, having to drive to the post office and handing them a list where they hand type every address one by one.