Sadly, many owners out there accept this laissez-faire style of management because they don't care as long as the rents roll in or they are green as the hills and completely trust the PM in every decision.

Bottom line is if they do not suite your landlord style you get rid of them and find new tenants that you then fully screen and hand pick.Think of tenants as being temporary whether they are good or bad.Defiantly research your market rents as a majority of landlords seem to under charge for some odd reason out of a confused scenes of fear and reward thinking.

Not only is it a giant leap forward as an actual virtual tour (including a super nifty "dollhouse"-style rendering of the entire property that can be manipulated and viewed), but the photos it produces as a side effect are excellent.

Once you give in on a paint color or carpet style, why not negotiate rent or late fees?

Maybe even executive style rentals with nice furnishings in a dorm style housing.

I'm not a CPA and can't tell you what's lawful and not, but in general income you claim exists, but that you have never paid taxes on, is assumed to be 2006-style "stated income," and not real income, with the only exception being properties acquired too recently to have had a chance to appear on tax returns. 

I think you are talking about ranch style which would be much less.

It's dated via style, but in good condition otherwise.I appreciate the input!

That said, I heard negative comments about my not-updated bathrooms in one property (old-style tile).

I would try to time it with student loan dispersals , but yes an "out" for graduaion might be good - you could make them temporary airbnb style rentals or get an early start leasing to out of state students.