We always send tenants a birthday card and during the holidays we send tenants 2 dinner coupons and a movie ticket and with a hand written thank you card from everyone on the staff.

Before I had a brain anuerism and a stroke I used to play the harmonica in two bands, one of which was in Allen and I went there quite a few times.  

I have a bunch of construction experience to share with you and a little bit of real estate experience.  

I guess I have been involved in too many jobs where I was coordinating the work and as you know, subs can be very challenging to deal with.

So the answer to your questions is, without a broker's license of your own, or a partner with a license, it is illegal and a conflict of interest with the Real Estate firm who's name you use as an agent. 

Before long it was time to start and J Martin kicked off the two-day Summit with some encouraging words and a taste of what we were going to experience over the next two days.

No issues for you, just give the details of work performed, and a reasonable cost for the work, broken out in 5-6 categories.  

I have made enquiries with a property management company in Tampa and they have sent me details of their charges and a copy of the agreement.I am only a small investor with 1 property currently and I have a few issues with the rental agreement (I've not committed to this or signed anything) as it seems that the agent (PM) is not responsible for non payment by the tenant, even though they charge for screening the tenant prior to contracting with them.

The problem for me is that I am from Southern California(Los Angeles) and as  you all know, it is very expensive here and the ROI is not great.

Get with a Contractor and a Real Estate agent that you can trust. get the contractor to bid on the rehab in order for you to understand what it takes for that property to come up to actual value, get comps from the real estate agent to understand what the property is worth, make an offer based on those numbers and move the property to an investor.