School tax is not to pay for our own children...it's to pay for an educated society (rather than be a 3rd world country).

I also see people who were forced to live in DFW area due to commute to office, now choosing cities that are cheaper, safe, more fun, more character about 1 hour away...places like Waco or Weatherford....quieter life, lower costs, but still close enough to make it to a specialist dr. or night on the town.Due to prices and shortages, I think there also could be a shift in the way people live. 

Your needs & wants are about to shift all over the place.

I know early summer vacancy would be ideal, but do you see any major shifts from early summer to late summer traffic in your rentals?

You want a home inspector that is a member of the American Society of Home Inspectors (ASHI), that adhere to their high standards of ethics, training and overall quality. 

Perhaps he will care, perhaps not; ultimately that too will be a test.To shift to a constructive aspect: have you found an excellent new PM?

She may want someone to water the plants, pick up her dry cleaning, Crash out between shifts, maid to clean up.

Oh, the woes of this entitlement society we have become

It is not uncommon to shift payments, not appropriately categorize payments and flat out miss recording expenses.I will be scrutinizing the maintenance and repair history very closely as well as using several inspectors to go through the building.I have found good financing and yes the Cap rate will be about 9%.

We see a lot of price cuts right now...you'll see articles that say 50% of the homes on market have had price reductions, but most agents seem to agree that is because people were overpricing very optimistically after market had shifted...we try to tell the sellers where the market is today, but they often have in their mind what their neighbor and friend sold for 6 months ago when we would get 20-30 offers with $100,000 over asking...and all kinds of other buyer concessions...appraisal waivers and buyers picking up most or all of the seller's closing costs.