Also, there are few yardmen that won't scalp your grass by cutting it too short and treating it rough.

I just think of myself as an office-based property manager.The keys for me: -local roots from growing up there (although I moved away 20 years ago)-networking from rehabs; you end up meeting lots of people during rehabs that are not good contractors but are good at doing certain things, such as cutting grass, handyman, key management, photos, etc; i've even asked contractors for reliable low level guys looking to hustle extra money-use of technology; email, software, spreadsheets, postlets, google voice mail, google earth, e-journals, redfin, Internet cameras, lockboxes-gut feel; sometimes you close your eyes and hope for the best after doing your homework; don't always tell people you are out of state, use a local phone number

Syndication sites that fed off of Rentlinx will become obsolete now also.

The owner is an investor herself that created a PM company because she was fed up with the lack of good management on her own properties.

We were excited to buy our second in 2023 but the Fed has squashed that enthusiasm.  

This was my logic on why I thought prices would lower, I figured inflation would force the fed to raise interest rates.

Most landlords are paying $75-100/month for thisI put 5% of the rent for vacancy, 5% for capex, and 5% for maintenance$25,000 maintenance is for a new roof, building a wall and door for the dining room, painting the entire inside of the house, planting new grass, and fixing the concrete deck.

@Angela Hsu Caliber has temporarily priced themselves out of the cash out refinance market after last weeks news that cash out refinances were excluded from the fed's most recent bail out. 

A street could be in a B area with nicer properties, but then the next block over could be a D area with most of the properties are boarded up and the grass is 3 feet tall.

Can you get the grass smoking tenant out?