The MLS is a good resource but has high traffic, noob investors will shut out a deal quickly here.

Our state and its important to make that distinction does not like the assignment game.. in other words they are clear you don't own you don't advertise it in any manner and taking an assignment fee is circumventing license laws.. these are not my laws.. but I was just in Indy the last few days looking at some of my stuff there . and of course if your going to buy distressed assets most of them come through wholesalers and my vendor there said Indiana is one of those states that simply does not follow this stuff or follow up on complaints  at least that's what he thought.. now he is licensed but he also manages a bunch of houses.. so I know many mom and pop PM companies are not licensed and will go until they are turned in then they get shut down because in all states except I think Maryland maybe you need to be licensed to PM..  

I could probably try going with one but through my discussions with all these banks, I think they have a set number of key metric items they use to determine their "layers of risk" with a buyer and having too many eggs in one basket with a borrower seems to be one.Plus, sometimes, local banks reach a limit on their ratio that they literally have to shut off the spigot to these types of loans.

They're shutting down Sparkrent and folding it into a much more expensive service, so I'm very interested in hearing what other options there are. 

You can save $15000 by subscribing to Joe podcast where he gives you all this "info" for free just shut off the last 10 minutes to avoid the "pitch" that comes at the end. 

Projects that need heaving plumbing/electrical/HVAC needs to be schedule in the proper order causing bottle necks that can shut your project down.

Add PRV and shut off in crawl space.

A search on BP might even find links for this since I recall posting it previously.One other reason I have encountered in the City of Phila is that the electricity for the fire alarm system must not be fed from a meter that is a tenant meter (since the tenant power could be shut off due to non-payment).I don't think this will run as high as 10K unless you are doing lots of re-wiring.You will need an extra meter; since you say it has four, I'm going to guess you might have to replace the four-meter enclosure with a larger enclosure that is able to handle at least five meters.

A cap rate is useful in rating a deal with a credit tenant (like Starbucks, Walgreens, etc) where there is a reasonable expectation that they won't shut down and break your lease.

Monthly Expenses = $2800 Per Month: Current Management Team = $1000.00Insurance = $224.00Real Estate Taxes = $92.00Fiber Optic High Speed Internet = $89.00Cable TV = $52.00Trash Dumpster = $55.00Sewer / Water = $186.00Natural Gas (average) = $142.00Electric = $327.00Housekeeping = $270.00Ongoing supplies = $230.00Maintenance = $133.00Total RenovationThe renovation started in 2011 and was completed 2016 with entire complex being gutted to the studs, then completely rebuilt fully furnished inside and out to new standards, as follows: 26 gauge top of the line triple epoxy coated metal roof26 gauge top of the line triple epoxy coated awning and patio coverSingle hung gas filled energy efficient EZ clean vinyl tip-out windows4 new natural gas water heatersAll new plumbing throughout entire complex/buildingOnly #1 Grade Premium lumber was used throughout entire renovationQuality Price Pfister plumbing fixtures and lifetime parts180 feet of new 4 inch sewer line from the building to the street tapNew premium exterior fiberglass dimensional Colonial style entry door with new door jams, aluminum thresholds, all new lock sets and peep holesCustom picture framed windows with decorative edging and exterior door trim to matchCommercial toilets: all new PEX plumbing, shut off valves, bullets, supply lines, hose bibs, angle stopsNew attic and wall insulation with vapor barrierUpgraded electrical, HE lighting, new fixtures, switches, outlets, breakers, energy efficient lighting, vapor lights, rope lighting and HE flood lightsCustom artistic signage (3) built by Management TeamNew drywall, texture and highest quality Valspar paint throughoutAll exterior wood was hand primed and hand paintedNew vinyl fencing for corner lotPremium Quality pillow top mattressesNew hand textured walls (office), ceiling and covered entryNew concrete sidewalks, kitchens, baths, showers stalls, toilets, vanities, cabinents, counter tops, sinks, refrigerators, microwaves, deep freezers, dryers, A/C units, flat screen TVsAll work has been documents and permitted