I'm still building my plan as I put together my funds and determine my risk tolerance, but I have considered both.

You'd have to refer to your specific policy to determine covered losses. 

And with the internet, finding, researching, buying and selling properties is possible from your office in some cases.

Hi, I’m looking for a reputable Tax Accountant who works with international investors to set up and maintain LLC, read some horror stories about the DIY off the internet LLC’s which cost investors big time.I contacted Corporate Direct and they are rather costly which I can understand being one of Robert Kiyosaki’s Rich Dad Advisors, so I’m hoping to find someone who can offer the same at a more affordable rate considering I’ll be starting our with 1 property a year and that would preferably be a Turnkey option.

Hi, I'm looking for a reputable Tax Accountant who works with international investors to set up and maintain LLC, read some horror stories about the DIY off the internet LLC's which cost investors big time.I contacted Corporate Direct and they are rather costly which I can understand being one of Robert Kiyosaki’s Rich Dad Advisors, so I’m hoping to find someone who can offer the same at a more affordable rate considering I’ll be starting our with 1 property a year and that would preferably be a Turnkey option.

We are often able to keep turn over costs in the $500 -$1000 range and that is for larger 2500 sf + single family homes, some of which have two story great rooms.My PM fees vary based on how many units an owner is giving me, and where the property is located etc, but are more than what you're paying but I probably include a lot more services.I offer performance guarantees, but there is no way I would have a Management Agreement that just allowed an owner to walk - they would owe me the remainder term fees if that happened.There is no way I would as an investor, pay tenant utilities at all - if the utilities were not separately metered, I would first determine if I could legally charge the tenants for the utilities in your area or I would not buy the property.There are many things you can do in a lease to protect yourself and reduce your costs (and that may be an issue with your PM's lack of experience - or it could be that your state is very landlord unfriendly) but here are a few items I would have in the lease if allowed in your area:The tenant must thoroughly clean the unit including any carpeting at move-out - we have a detailed example list of tenant cleaning responsibilities in our tenant handbook.We only accept the most financially highly qualified tenants, and often have tenants renew leases, but if a tenant wants or needs to break their lease early, there is a multi month Early Termination fee to help us defray off market time and turnkey make-ready costs due to early termination.Our tenants are responsible for both Pest/insect control and exterior landscape upkeep - though in an inner city townhouse/triplex set up tenant responsible landscape may not be feasible.

We promptly sent out a technician who determined that the AC went out as the shrubbery had grown to a negligent level around the condenser, causing it to overheat and the freon line to rupture.

They likely won't be happy with the offer price, but as you said they are quite a bit higher than the comps especially if one needs a good amount of work.If the plan is to rent them, you will need to look at how much they will rent for, taxes, carrying costs, etc and determine if those numbers make sense.

In order to get an estimate for this I would determine the size of the AC unit, snap some pictures, and call a licensed HVAC Technician in your market.

A way to determine this is to get a feel for local occupancy rates - PCB is a big tourist destination, but there's also a ton of STRs already there, so see if you can get a feel for a typical occupancy rate.