But with COVID, a lot slowed or stopped lending, and/or have much more conservative lending standards. 

Is it common for property management company to include “owner cannot have any contact with tenant during the lease term” as per of standard contract language?

Standardizing colors makes life so much easier.

Not sure about the specifics for Prospect Park. 10% vacancy cost is a standard that many people use.

Blanket statements about S8 being all good/bad is oversimplifying the issue: it’s simply another means of tenants’ paying their rent and should be considered independent of the formal, written rental qualification standards every landlord/PM should have outlined well before they start showing rental units. 

In all our offers, we have a contingency in the offer that we can review lease prior to closing and ensure they are up to our standards.

The company must have to do a special order for the low-e since their standard windows do not have it.

On top of all that increase in income, our expenses/standard of living only increased by $200/month over 4 years, mostly just on date nights (which I think investing in your marriage the best possible investment, don't try to convince me otherwise.) and we have zero debt outside of our mortgage.

I have a couple thoughts on this, all speculative of course. 1) The investors that normally had a standard of 20-25% ROI are now settling for 12-15% ROI just to get their money back in the market, which is crucial for full time investors.2) Contractors may have in fact dropped their prices just to be able to get back to work.

I don't know what (if anything) is trade standard for this field.