I have found that PM's contractors charge way more than the market rate.3.

This is overpriced at a best in place 4% cap rate.

I do a lot of Condo Associations and I'm having more and more trouble with having companies having to cover such a big property amount in say an acres or 2 of land mass.2. have no idea3. not sure about regulatory barriers because there have been plans done through employers or associations where they'll give a specific discount, let's say 5% overall to the employees they can write but that being said those clients typically don't live right next to each other, have the same age/style/value of home and they still have underwriting guidelines they have to go through that can generate rate or every deny the coverage.That help at all?

John A. most have a number of agents that scrub the MLS, then they plug the numbers to look at yield and/or cap rate.

Now more than ever it is important to really understand your numbers and the area you are buying -- that "accidental appreciation" that many of us rode in the last 5-8 years eroded with the higher rates, cost of entry, and renovation costs. 

Unlike an annual rental where the rent is locked in for a year, the prices and amount of vacancies have a high-rate fluctuation.If you do not live in the state than you may not be aware of SB 280.

Do they usually do a monthly flat rate (this would include the winter when its not needed)?

We were exploring taking out a primary mortgage on their home to take out 350k in cash at about a 6% interest rate, and I take out a loan from them at an equal rate or slightly higher (maybe 6.5%).

I'm currently doing 3 month trial leases and if they feel it's a good fit, they can extend to a longer term lease or do a month to month and a higher rate.

I’m happy to use any resource with better rates to finance our properties.