It was already there when I brought it.

Our employees make 100k+ a year though, I'd be more concerned if they brought in really cheap labor.  

I will be looking to implement the BRRRR strategy @Brad Noe suggested for my next investment to expand my portfolio faster with less of my out of pocket money.I've also used the strategy @Dan Close brought up by buying a property all cash free and clear.

However cabinets are delivered for just $25 all assembled and brought straight into the house.

You will need a good way to estimate these before you invest in anything (and no, 10% on net income is NOT a good way).Also, first and foremost, figure out if rentals are even allowed in the first place and if so, how "renter friendly" they are by looking at how many renters are in the neighborhood and studying the meeting minutes to see what, how many, and how often actions are brought against residence, and for what.

Each side sold for about 10% over asking and one side, the buyer brought an extra $10K to closing because it didn't appraise at the sale price.You won't likely find an agent that will help you buy and who is a property manager.

I then documented my processes, brought on 2 key partners and just completed a capital raise of $1M to get our first fund capitalized to acquire higher volume of assets and relative profits. 

Eventually, you will have a solid base and could eventually ween yourself away from the brand names that you're paying handsomely for.On another note I can't remember who brought the subject up but I totally buy into the concept of rewarding good repeat customers.

A multilevel approach to this would be very beneficial for prediction based on the exact reason you brought up in your post.

I stay on the transacting side making six figures per deal.If you have a weak tenant brought to you at a high rent rate that might not last you can give so much leasing commission upfront and then ongoing commission as the tenant performs.