In that case, estimate average number of rentals/year and divide by 12 then multiply by cleaning FEE and add to Other Income (along with any other fees you will charge), then also do the same thing but use your cleaning COST and add into Other Expenses.

These amounts will be multiplied times the number of months you indicated for the Rehab time (6 months).  

Assuming that neither party wants to do the leg work: Title company will estimate the total amount of OPEN (unpaid taxes) and multiply that figure by 150% and hold that amount in a TI.

One day, his property manager was with him, and they were talking about another property he owned where the next store landlord consistently evicting tenants, get another one in, and its the same thing.Then, they bought up the fact the landlord rents to Russians and was wondering what that has to do with it.

Educate yourself and then take immediate and consistent action on all you learn.

but yes subcontractor price creep is real.. and like you said some are going to price themselves out and the GC wont forget.But for now in my markets sales are still consistent but still I wont do more than 10 to 12 specs at anyone time.. if I get a pre sale I start another. 

My current situation is consistent with your recommendations.

Best of all worlds for me - I know it's being paid, I've got a consistent charge to budget for, and the tenants still have motivation to let me know that the toilet's running.

Consistency will get you where you want to go.

You would really have to believe in substantial amount of consistent appreciation to make it worthwhile.