Electrical work only includes new light fixtures in the property.MEP work excludes everything else:No sewer line repairs, no hot water heater, no new piping, no new HVAC equipment, no new supply air registers/grilles, no new thermostat, no new electrical panel, no new wiring/circuits, no new outlets, no new coverplates.General Exclusions:This estimate also does not include permitting costs or any General Contractor's Overhead and Profit if you are hiring a GC to manage the project which could add 15 to 35%+ to your project costs.In Summary, Don't Use a $ per SF #So when you look at my big long list all of all those exclusions do you still feel comfortable with your estimate at $22/sf? 

We're at 95% occupancy almost exclusively through Airbnb.

I would give her an estimate of what that total cost could be and remind her that these services are the ones that would be exclusively used by the tenant.  

You can only count what she uses exclusively.

They are mutually exclusive in many cases. 

They are mutually exclusive in many cases.

Those are two mutually exclusive groups (that we know of)....Tax consequences stem from whether the worker is an employee or IC... that's why it is important.It doesn't matter how you pay EITHER your ICs or your employees. 

I would like to suggest that you may not be facing a lack of deal flow exclusively because they don’t exist in your area, but congruently; you may need to increase your level of understanding how to find them.

Indiana has passed a new law requiring color of title to perfect an adverse possession, but even in Indiana, the courts have construed the law to permit adverse possession without a written document purporting to grant title.Many states require a "Claim of Right" -which can just be that you've been in exclusive possession for the period required to claim adverse possession.

A lot of PM have specific companies that they deal with which is essentially their own team of repair people, they just don't work exclusively for the PM.