The numbers are pretty slim.

Can someone suggest an honest asbestos testing company in Memphis? 

When we first moved in and were renovating, we tested the popcorn ceiling for asbestos before scraping them.

They have been in business since 1978, have been tested by countless government audits and have passed all of them, and have the best fees in the industry.

We want to run a test and install a few artificial and live trees to see which one will look better after a year. * Shutters * Emphasis on the entry, whether it is through painting the trim or the molding or addition of some architectural element above the door. * Juliet balconet.

Few properties will cash flow after expenses if the don't meet the 1% test.

Doing it yourself is a couple hundred dollars but you won't know if you did it correctly until it gets tested in court, at which point it will be too late.

Probably should test that black crap for asbestos too.

Needless to say, that a deal that looks fine at 10% EV, looks very slim at 15% EV and barely breaks even if expenses or exit cap rate is increased.The last 3 years were within 10% threshold though and that trend may continue.Hence my question: is 10% a "new norm" or should I throw it out and use at least 13% in my underwriting?

The chance of you getting paid is slim to none, and slim just left town.