Here are the numbers:Annual total gross rent received: $800,000Annual cost of property management (10%): -$80,000First month's rent goes to property manager as finder fee: -$66,666 / 2 year lease = -$33,333Total cost of property manager: -$113,333Current annual profit; $200,000Net profit after paying property manager: $86,667What's the average annual income of a full-time property manager?

The most important aspect to consider is a ratio of staff to doors. 3.What is the average length that clients stay with you?

Average about 10-15 leads per deal.

:Rent: 51,780Maintenance: $260Water: $730.92Electric:396Taxes: $6,128.53Insurance: $0NOI: $44,264.55Price: $840,000CAP: 5.3%Units: 4013 vacant (68% occupancy)Average Rent $/SF/Month: $.84Market rent seems to be appx $0.94-$1If I were to fill the vacant units up to $.94/SF and bring the under-market units up to rent, the gross rent roll would be >$85k.

From my experience, download the credit score once and send as many times to whoever is asking.

A hard money lender is not going to be as amenable as your average private lender.

I was following the BP playbook of creating an emotional connection with the seller by sending pictures. that's something Brandon turner has been recommending for ages. well keep in mind the 2% rule does not work anymore either and laws are constantly changing.NOW  this might not apply to NON owner occ homes and commercial purpose  type transactions .. i just know you cant do it for the average buyer looking to buy from the owner occ seller and live in it.. there may be a commercial carve out.these letters were VERY common until the new law passed this is why you rely on your agent to keep you abreast of the actual laws and rules.   

My thought is to try and come up with some kind of formula based on sqft, bedroom, bathroom, and # of tenants to get an average percentage of consumption per unit, then bill back based on that math.

The property rents out on average 20 days per month at $200/night and is 15 minutes from the beach and has an indoor pool. 

I’m not sure I’m even going to pursue this though because I did some research and found that the average voucher for my zip code is well below what I’m asking.