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If it’s available I say this,“I’m happy to offer a late check out (or early check in) for no additional cost, in exchange for a nice 5* review”.

That equates to $600 per year and they want to stay additional years.

Selling costs will be more around $15k, not $10k, and the HML is in addition to the $80k purchase.

So I was happy to say, here's where you turn in your application, they run your background check, they run your credit and anything that I can see you can see also, in addition, this is not a profit center for me because you pay them and I don't get any money for your application.

Also keep an eye out for evidence of any lease violation.... unauthorized occupants, unauthorized animals, tampered smoke alarms, damages, etc.In addition to checking all of the smoke alarm devices, plumbing fixtures, electrical fixtures, appliances, and operation of doors and windows, ask the tenant if there's anything that's not working or needs attention.

Is that included in addition to your regular policy?

In addition, I am sure the fact that you are so detailed with your process made it easy for the insurance carrier to find coverage & identify subrogation against the water company.  

I'm not doing any additions or demo, but will need to put in somewhere from $25-$60k of works (still waiting on the showing to get a better sense of budget). repairs will probably include renovating the hardwood, painting entire housing. redoing entire bathroom and a big portion of the kitchen, etc.

I would look into turning that 120k into 4 or 5 more properties that cash flow an additional 2-2.5k a month, thats where you missing the boat.