Property management averages 10% or more. let's say everything is brand new.

Lucky in this case you bought a lower-priced car and not a brand new bimmer.

We use a 30 page word doc that outlines it all, everything from allowances on dirt work to the brand of toilet going in the bathroom.  

Sure some appraisals are kinda wonky, we've all been there but speaking in generalities appraisals more often then not are the most accurate way for a brand new armchair investor to determine the value of the property that they are buying.

@Tina Trussoni Tina, my suggestion if your willing to do some leg work yourself, go to the local library and look up books on how to form your own LLC (the Dummy books, or Nolo brands are good). 

What do you think happens to the rent rate you're able to acquire on your 10 year old property that's 2 miles from brand new construction that's being leased for less per month than what you planned on getting! 

Tons of brand new furniture being sold for pennies.

After closing, we have made the property complete lead free, minor work on the outside, replaced all exterior doors, rehabbed the bathroom upstairs, and added/rehabbed a brand new shower in the basement.

A handful of contracts in the works including a brand new Luxury Multi-plex in Downtown.

Get an electrician out to do an inspection and write a letter that while the house has aluminum wiring, the connections have been properly terminated with xxx brand connectors which are UL approved and certified by ...