Originally posted by @Roy Cleeves:5% is pretty much the standard.But how does one come up with this number?

My Property manager is great, she does a lot of vetting for people, it has been relatively hassle free *knock on wood*

HVAC - Phil Brainard, Phil's Comfort ZoneElectrician - Roy Kavalec, Kavalec ElectricRetaining Walls, concrete - Dave Jensen, Jensen Retaining WallsPlumbing - Jason McIntosh, McIntosh PlumbingConcrete: Big Red ConcreteFlooring, Tile, General Remodeling: Matt Seminara, Seminara Construction

Organics, debris and wood in the soil you just can't compact it away (to my knowledge).  

(And, I would call requiring a landlord to accept an emotional support animal a silly rule in any city and too easy to get some social worker to call your pet an emotional support dog so you have no dog deposits, though some cities out there might require it.)Cat pee smells horrible, if it gets into the carpet padding and concrete it's a hard smell to remove.Cats can ruin curtains, wood trim, scratch windows, etc. easily.I don't allow cats, ever.

@Shayne Fee I have a ton of multi-family in Indianapolis, over 100 units, currently I  have 10 MF duplexes available in Indianapolis, $55k for $1050 rent - all brick, wood floors, and rented with long term tenants.  

Mine Had termites in the back exterior wall, in the floor joists, moisture %'s upwards of 75% in the crawlspace wood, and needs joist repair before it would be considered "livable" by a bank.

@John Thedford here in riverside there is a wide range depending on the neighborhood your in...we like the wood streets area close to the plaza...they are older homes that have a lot of character. a typical 3 bedroom 1-2 bath 1300-1500sq ft home is 360-400k depending on how nice it is. alot of people in this area have converted detached garages into small back houses that rent for 800-900 a month all day long. we just closed on a one with a back house that has a upgraded kitchen and is real nice for 320k....it was a short sale that i got a inside tip on. 

The wood floors have not been refinished yet.

A few I work with that I really like are:Bryan Allison - Bank of BolivarBrian Roy - BluCurrent Credit UnionCharles Vandivert - Bank of MissouriThese will all be in house loans, probably a 5 year lock, and not FHA..