Nothing too complicated, too risky, etc. just basic maintenance but I'd like to have something simple and "official" yet most sub contractor agreements I've found (including the one I use for my landscape business) are quite "eye glazing" and I don't think they'd be appropriate .... does anyone have anything that might suffice?

AZ tax liens also been catching my eye they can be done online and relatively easy.

My businesses have always been to small and considered to be risky in the eyes of the bank.Good Luck.I hope this helps.Phil

You really can only charge them repair/ replacement costs, so if you make them pay now, then don't replace the landscaping, they could be bitter that you are just pocketing the money (in their eyes).

Right now the list is kinda long around 10 properties :) @Zachary Taylor When you say an agent who is investor too wouldnt he want good investments for himself and might keep me away from what he has eyes on (great deals) ?

Just don't make the range so wide that you might just as well close your eyes and draw the quote out of a hat.All of your standard rehab repairs/replacements you can do this way.Roof, floors, kitchen, baths, paint, appliances, etc...

The ads I keep catch my eye (to then get tossed in my personal trash after further consideration, unless I really like it then it sits on my counter for a week).

So I am fmiliar with the process.I have a little leftover money in that IRA, and am eyeing a piece of rural land to eventually use as a weekend recreational getaway.

We must look at each deal with new eyes and look at what the universe is around us every time.

This is also a good time to keep an eye out for lease violations and to reinforce the terms of the existing rental agreement.Also, if you want to charge an administrative fee for your time and effort in doing the paperwork and coordinating a move-out/move-in, then do so.