This is just how I arrived at the flat rate steep fee, but I do like the medium fee, with late day penalty method as well. 

The situation apparently isn't as cut & dried as I was led to believe initially and there's a good chance my friend will follow up with a lawyer.As of today, the landlord did provide a refund of approximately 75% of the security deposit, but it didn't arrive until 22 days after the move-out date. 

Most of the times people forgot or it arrives the day in the mail.

My plan would be to buy and hold on to my properties for income, maybe look to sell when retirement arrives.  

And yes, there are specific laws in Oregon about how much you can charge for utilities and how you arrive at that number.

It is a long process but it is very satisfying when the garnishment checks begin arriving.

If they say you save 2.5 years and $21,000 like my previous example, how did they arrive at those savings?

With my second and third properties I posted the realtor listing photos and noted that new furniture/photos would be in place by the time any guests arrived (both were sold to me furnished).  

The comps are very limited in the area which makes if more difficult to arrive at an accurate value.

I expect more leads as many of my letters have yet to arrive in CA, FL, and beyond!