While it's accounted for in your on-going numbers, if taxes are due 10/1 and you settle 10/31, you will have to come out of pocket for 11 months of it immediately, which is about $4600.  

the biggest issues are that the available tenant base drops dramatically around October and doesn't pick up again till the end of the school year.People are no different than animals in that regard.They want to be settled and hunkered down in a property before the school year and/or bad weather starts.Quality tenants with good financial backgrounds don't want to move their families in the middle of an icy,snowy winter for obvious reasons,and good college students have already started school in August.Many of the few available tenants will have questionable backgrounds like recent job loss,previous eviction,bad credit,difficult income verification and don't make 3 times the rent,criminal records,etc.   

His company typically takes title, mine handles the rehab, and we settle up at the end.I do handle listings through my brokerage, but I'm fortunate that I have a very low (or no) commission split with my broker, so that's not really a factor. 

Get several bids before settling into a relationship.

We settle (knock on wood) on our first property this Friday!

Let's all try and connect once you are settled in.

Settle on 2k so he feels like he is not paying for your investment!

And for those who already own properties, what rate did you settle for?

I haven't done much since I lived in Albuquerque the last five years, so I'm hoping to start networking and getting back into the business now that we're settled here and planning to stay.

They only care that you settle in 30 days (or whatever the terms are).