My current PM works out of Sierra Vista, and feels that he would not be able to provide the same quality service all the way in Phoenix.Thank You,

When you're qualifying the T/B are you looking for better quality T/B than normal tenants for a rental?

It seems most people believe painting it will bring a higher quality tenant and/or help get it rented faster, which was my first thought as well.

I have actually found the applicant pool to be higher quality because you get more older couples.

My opinion, just about every property "can" be a good deal... you just have to accept that "good" is entirely relative to the property.Because of location it may take longer to rent, attract a lower quality tenant, have a more transient population, demand lower rent... etc.As long as you've taken all those things into account and STILL have a good price, why wouldn't you buy it?

In fact, I would think that if they were flipping their first home and you cleaned out someone’s hard-earned SDIRA thru foreclosure of their flip, you could still be in a world of hurt standing in front of a judge.Jeff

It ignores vacant unit, clean up and marketing between tenants, eviction costs, damage, routine maintenance like the roof, hot water heaters, appliances, lawn care, snow removal, etc etc etc etc that are all real costs whether on an annual or some other recurring basis.In most places, if you can offer an investor a property with little deferred maintenance that is generating rents at 2% of purchase price, they are going to jump all over it.

Thirdly, a 20% of gross rents factor for maintenance and vacancy is only accurate if 1) the property is FULLY stablized (new roof, new furnace, new windows, and so on)--and most of the TKRs I've seen do NOT meet this standard by a long shot, 2) if the property is VERY aggressively managed--heavy screening, prompt eviction, quick re-rent--a practice not common amongst most property managers, and 3) aggressive maintenance is done to maintain the capital repair items (changing furnace filters bi-monthly, cleaning gutters in the fall to avoid failure, maintaining metal roofs, cutting back trees to avoid roof damage, etc--again, uncommon amongst property managers).

Especially if she doesn't cause problems, keeps her place clean, always paid on time in the past, etc.

.* Other preventative maint, such as cleaning gutters