A vacant month, turnover costs, paying your PM to fill the unit. 

Cost for the flooring job was $4,100 start to finish. 

It took me almost 5 months to get them out and cost me over $15k. 

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Your local S8 Housing Commission should have an info sheet on their website that shows their deductions if landlord chooses not to include electric, gas & water.Even more critical, your $680 mortgage amount, that you appear to be comparing to the S8 rent, should include ALL the other housing ownership costs: property taxes, insurance, vacancy/tenant nonperformance (S8 tenant may have to pay part of rent), maintenance & miscellaneous.Suggest you use the BP Calculator for this.

And to people who run PMC's, I'm sorry if my original post sounded like I was complaining about having to pay for both, or being snide about the cost. 

You can't charge a tenant the full cost of replacing carpet if the carpet was already eight years old and had a life expectancy of ten years.

He has rejected larger offers and suggested I invest $5,000 for an 8-12% stake in the venture.They uses a cost-free retail space and a reliable, but paid event venue and has 100 attendees weekly.

You are effectively conducting business (rental property), which means a GA LLC should be owning that GA property and conducting the business in GA."

Furthermore, they took care of the rehabilitation at a cost less of what I received from the insurance.Being abroad, it’s a good relief to know you could rely on a company like JWB.