The commission agreement reads "The parties agree that Sam Smith on Broker’s behalf has procured for Owner a tenant, Mega Furniture & Material For Less II".

The type of work done would not usually require a permit like replacing missing doors, painting, replacing faucets, replacing plumbing shutoffs and associate external hoses, adding plumbing stops to every sink and tub, repairing a steel fence (this took a lot of time, required core drilling and replacing retaining wall stones), glue top stones on existing huge retaining wall (should have already been glued as the wall has a permit as it is maybe 15' tall), fixing a garage door, adding insulation, adding drywall to existing framing, adding a closet, yard cleanup, repair the built in BBQ, change of many door knobs, etc. 

What information should I use to get a close estimate for my materials and labor?

@Dave Foster "The lady doth protest too much, methinks"  What exactly in my statement to Steve was material and demonstrably false? 

I ended up replacing the counter tops with a far nicer material and had it done, mostly right. 2.

Also, are you more at risk from a one-time external event (such as a tornado) if you have 12 rental properties with 75% leverage or 3 owned without debt?

Hi Jonathan, I would maybe suggest to get at least 1-2 more quotes in order to see if the price you are currently being quoted is reasonable & a fair price.Make sure all contractors are bidding apples to apples (same scope & same/ similar materials).Regarding the gutters, I would actually ask for a second or third opinion from contractors in order to get an idea of when the gutters will next need to be replaced.

I have them initial a clause that says:Tenant acknowledges the rental was represented through marketing materials designed to attract applicants for in-person inspections.

Jesus' Son by Denis Johnson is one of the finest, most rewarding reads ever written, reminding me that material things return less than experiences.

*depending on where budget comes in: craigslist vs new appliances.Not sure on:*flooring material: I am thinking linoleum roll is too rental oriented.