for a 1 story or 2 story building not for a high rise or midrise. you can easily avoid by what floor you buy or build on in miami. suburban deals or on south beach sure but not in a city high rise development you won't be worrying 

Relisting involves certain risks, such as market conditions changing or not receiving offers as high as $3.15M. 

@Matthew Wright know your landlord tenant laws as many states have or are enacting limits on application fees, some require itemizing and returning any unused portions if over a certain amount.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

That is with the $240k ARV (which I think is likely high) and the $30k reno (which may be low), but of course, that is without looking at any of the numbers/comps. 

June Is Bustin' out All Over: June typically sees high temperatures rise from 95°F to 100°F by mid-month, with the record high being 117°F.

Comps may seem to support a certain rent or price, (high or low) but it may be pulling data from an adjacent neighborhood that's much different.Plenty to choose from here - good cash flows in the lower priced properties, but an awareness that it comes with less appreciation and rent growth potential.

Kitchen aesthetics: A lot of the things you listed (stainless steel, backsplash, etc) would still be highly desired in a closed off kitchen for most buyers.

I got 6 PDX officers and another 10 or more folks  that left the urban environment for our burb or little 22k pop city. values are high still though in the city so there is that to..

When a guest calls because the door lock is broken, I have to pay our person to 1) Travel to the site to assess, 2) Go to Lowe's or HD for the part, 3) Return to the site, 4) install the part, 5) travel back home.In the mountains of Tennessee, that can be a 4 or 5-hour process really easily.