I reduce my rent to attract tenant.Always better to have $200 positive cash flow when you buy to cover this drop.

We had an in person meeting with the PM company over the weekend and they have agreed to cover the losses. 

You should be able to say that you demand your own personal representation. 

A couple of things I WISH it had, if you are listening @Brandon Turner :-), are the ability to export to excel so we can do studies covering ALL years and a 'depreciation feature' like the Investment Property Calculator over at Dinkytown.com. 

They look so nice beside the rough finish but I have done it in many projects..the only problem is cleaning abit and have to shave to make smooth in the areas where you put the outlet covers.* 4x4" tumbled travertine around 3.5-4$ per sf* 6"×24" leadger panels around $5-6.5 per panel (sf)Both i think usually less expensive than the mosaic sheets unless you got a deal on them that different story 😉Good LuckNote: pictues are taken from my projects !!!

currently i own 3 houses 2  are rentals all 3 houses i worked hard and saved average of 50 to 60 thousand to cover 20% down and closing costs.

She originally wanted 8k to atleast cover the cost of the roof but I told her that I can’t pay that with the state the house is in.

Basically, if you can re-rent a unit for enough more monthly to cover a mortgage in the amount of the improvement then you should do it. e.g. if you can get $100+/mo in rent... that's worth spending roughly $15k in remodeling costs which will then be covered by the add'l rent.

I also suggest you buy an Umbrella policy covering lawsuit.

So i am covered. :-)