An appraiser is not generally going to make an adjustment for that duplex down the street that sold.

I target 12-15% cash-on-cash returns for these properties, given the management-intensive nature of Section 8.  

I would love to get some feedback on this plan so I can make any necessary adjustments early on. 

Highly labor intensive, half the work or more is not standing at the cart selling!

Perhaps you could offer a small rent adjustment to compensate?

You could test the commission component by having the agent only remarks offer a bonus to the selling agent if the property sells within a certain time frame.You could also have a discussion with your listing broker about his/her willingness to adjust his/her fee if the property doesn't sell by a certain time and you have to reduce the price.

In total it is about 25sq ft of soaked flooring all centered around the dishwasher.The actual mold is not a big issue as far as mold goes, the cleanup costs are the same with the mold or without the mold.They are currently drying the place out and will determine the course of action once dry.Still waiting on the insurance company’s adjuster, hopefully they will come on the next business day.Accidents happen but the PM’s actions here are seriously lacking.

Ideally, a tenant would just figure out how to adjust the gate hinges and take care of it.

If you are used to this kind of tenant, you will have a big adjustment to make when you buy, a, (or several?)

REI can be capital-intensive, and my debt is higher than I ever would have allowed it to go in the past, but it's funding investments that produce net gains.