You need to service them spring and fall, including filling or draining the pans, cleaning the pans and vents, replacing the pads, ideally every season, and lubing the fan and the motor.

My gut tells it's contraction instead of expansion but is that balanced but not carrying any debt service?  

The purchase price is $750k.Gross Annual Rent is: $91,800Expenses include:  Property Taxes $6,300 Property Insurance $6,000 Water / Sewer / Trash $7,200 Advertising $0 Live in Manager Free Rent $8,400 5% Repairs / Reserves $4,590 5% Vacancy $4,590 Total $37,080 As you can see above, there is a live-in manage who takes care of everything from painting, re-tenanting, collecting rent, etc.

@Gerard Connolly-  First of all... thank you so much for your service to this country!

., there's no fee for the property management service)?

Depending on your funding (cash reserves, equity, financing, etc) and your future plans, both methods are great.

Closing costs came in at 14% instead of the 5% I budgeted for and I'm going to have to put up cash I reserved for "pretty things" and cosmetic improvements to cover closing costs instead.I'm trying to figure out if I can finance some closing costs on a 203K loan since my lender wouldn't let me do a "lender credit" and take a higher interest rate on a 203K.

What companies have the best lists or direct mail services and why?

Seems like a huge lawsuit waiting to happen.There's prolly a service available that would do that for you.

What companies have the best lists or direct mail services and why?