The quick, easy and top dollar belong to updated, clean properties in good repair that are tidy and furnished tastefully and available for move in in 30-45 days.

I bought a fixer duplex moved in and cleaned it up then bought another moved into it and kept the first and rented it then cleaned up the 2nd moved in and then bought a fixer condo moved in and kept the second plex as a rental.

I'd begin advertising/put out the For Rent sign to start screening new tenants and I'd begin discussions about how I understand his problem and if he'll clean up this and that really good I'm happy to help by not pursing them for the rent owed if he leaves the keys on the counter and is gone by X date. 

It's just like a good GC doesn't know as much about plumbing or electrical as a master plumber or master electrician.

On the other hand in-unit utilities (i.e. electricity, gas, water, etc.) will depend largely on occupancy since a vacant unit won't use any.If you're doing a charge back for a portion of tenants' utility then it will also depend on occupancy since it's likely a percentage of the expense (depending on how your metering is setup).

Purchase price: $45,000 Cash invested: $100 Sale price: $65,000 We cleaned the carpets and relisted it.

You should see if the seller will lower the price.....THEN when you close on it see if you can raise rents.Just because it was built in 1989 you never should "skip over" fees such asProp Mgmtvacancy  (Yes it is occupied now but it won't always be)insurancerepairscapexof course debt service (mortgage)lawncare, cleaning and maintenance (Different from repairs)trashDo your tenants pay for water and sewer? 

Am working to line up a lot of work--roofing, foundation, painting, tiling, flooring, electrical, landscaping, etc.

We are looking at buying our second SF buy and hold rental property and have come across an electrical panel we haven’t seen before.  

A few things with Allure that I noticed is that the seams must be clean and dust free, to the point I make sure we put the wax paper the boxes come with over the seams unless another piece is immediately installed, and you have to use a weighted roller or equivalent over the seams to really make sure it sticks hard.