Twenty-four.

@Matt 'Roar' Gardner is a great source of Tampa information!

Even though I was underwater for years and unable to refi, the area has come roaring back and now my comps are over 20% higher than my purchase price.

That reminded me of a remodel I did twenty or so years ago.

Each time we serve a legal notice, we charge an additional twenty dollars ($20.00) posting fee.If you do not follow the terms of the “Notice to Pay Rent or Quit” we may then begin eviction proceedings against you and you will be charged with the crime of “Unlawful Detainer” if a judge upholds our claim.The amount of rent now due, as of today’s date _________________, is as follows:Current Month Late Fee_______________Current Month Rent_______________TOTAL DUE_______________Time is of the essence.

Tough tenant base, and in Hillsborough, although it does fine when the economy is roaring along, at the first sign of a recession, people move closer to jobs and it tanks. 

Still looks great nearly twenty years later and has not been refinished since (but again, owner occupant).Regardless of oak vs. pine, keep in mind that the labor to install, sand, finish, etc. shouldn't be any different.  

Trend toward urban living has been going on for last twenty years.  

Yields one hundred twenty dollars per month per apartment unit increased cash flow.

I think where a pm really shines is long distance investing .I also think a pm usually offers a great service , however my issue is the financial aspect atleast from a perspective  with less than twenty or so units .