I figure worst case scenario, we sell for above market since we've made these recent improvements (new carpet, paint, water heater, repairs furnace, landscaping, deck repair).

So in DC that could change at any moment, and in the next legislative session in Maryland next January we will likely see new legislation that will pass and change the current landscape. 

Here is what I have:PM - 12% ($168)R&M - 5% ($70)Vacancy - 15% ($210)Turnover expenses - 5% ($70)Capex - 2% ($28)I feel good about my other expenses (PITI, pest mgmt, landscaping), but having not been a landlord before, and so I am wondering if these are reasonable assumptions?

This property was a foreclosure and needed some repairs (roof, cosmetic, furnace, floors sanded and stained/urethane, & landscaping).

This included renovating and updating the kitchen and living room area, moving a bathroom to a new location, updating the basement (Added HVAC ducting throughout the basement), added a bar area, fixing the outdoor landscaping.

I had replied in the previous thread, but can say post-COVID the landscape has shifted somewhat significantly.Upsides:Increased amount of long-term rents and renters (I.e. lower property mgmt fees, less utility bills)Less and less of a shoulder season with more consistent yearly short-term renters.Downside:Rent increases, while higher, have not kept pace with increased sale prices.I’m an agent in town as well as an investor.  

@James @James Syed Trash yes, landscaping I am still on the fence about.

As far as timing goes, snow can slow you down some (depending on what you're doing (roofing, landscaping, etc.) and selling during the winter (November-February in most places) can be harder since not as many are excited to brave the elements to go look at houses.I don't have that problem in AZ, but have seen others get tripped up by the weather so try to avoid selling during the holidays if you can.If you have cash, use it.

I am looking for a reliable and well-priced HVAC maintenance guy, as well as another recommendations of excellent handymen who can replace windows, landscapers, electricians. 

In the ever changing STR landscape, it is becoming increasing valuable to be aware of zoning.My firm has exclusively been locking up resort zoned properties.