I cover the main utilities (electric, gas, water, garbage/recycling), but I have not noticed any drastic changes. 

I haven't raised rents in the past, mainly due to my market, but I'm going to start on my next batch of renewals. 

The city insisted we do that after the water pipe LEAD (Pb) based connection at THE CITY mid-street main failed. 

Another project involved taking down walls and new mechanicals.I am looking for experienced GC's (at least 10 projects completed) with verifiable projects/references.My main area of focus is Central NJ.

I'm a carpenter by trade now, but mainly commercial.

I've tried searching for this information on the Internet, but haven't had much luck since the search results aren't very specific, mainly stating that the definition of a "good" cap rate varies by location.Does anybody know what a "good" cap rate would be for single-family homes in the Pensacola area?

And I have most of the texts to back all of this up as that was our main method of communication besides phone.Aside from all the unprofessionalism, bad business practices, verbal abuse, and wanting half the profits for 100% of my work and efforts(!?!?)

The self sufficiency rules are one of the main reasons I have steered some tenants towards the 5% down conventional loan. 

In that case, finding someone in Illinois would just be a bonus, not the main attraction.

@Bernie Neyer from my research, it appears most of the property management companies are local investors whos main focus is on their investment and do some property management on the side.