in the city where i work, there is a company owned by koreans and they made the engineers go out and put asphalt in the pot holes because they were too cheap to fix the parking lot.i have not heard about having to go out drinking with the boss.

Know that if you keep following up on all the leads you have, keep networking, keep pounding the pavement, all those 10% probabilities add up to a few closed deals when you have enough of them...Keep plugging away, and good luck!

Asphalt roof is just under 10 years old, Furnaces (2011), Hot water heater (2012), window A/C units (2012), appliances (2011-2014), electrical and plumbing (about 2000).  

If I don't have someone I can trust(that also owns investments there), where the feet meet the pavement, I don't think i'd want to invest there. 

I just bought a small rental home that has asphalt shingles for siding.

Determining the capital components are fairly straightforward but determining what amounts you should plan for can be tricky as, for instance, the price of oil at a given time can have a dramatic impact on paving prices or roofing if you have asphalt shingles (and the association is responsible for it.)I tell my clients that part of the appeal of hiring a professional company to do it isn't just peace of mind that it's being done right by someone that does this for a living, but it also shifts liability away from the board to the company.

The triplex and the compound have a bunch more waste carts.Everyone roll their carts on the street pavement edge twice a week, the garbage truck backs into the street and stops.  

Pounding the pavement, Driving for dollars, cold calling... etc. 

If you can be certain to find a line between rows of nails, you could set your circular saw to (a shy)1/4"and cut a trench to allow you to get under the floor and pull it up.Around here it is very common in old houses (Second Empire, Queen Anne, etc) to have accumulated 3-4 layers of flooring over the years  - we renovated one two summers ago which had an original pine floor over the subfloor; two layers of hardwood above that and, in places, a layer of asphalt tile on top of the hardwood.  

Three story apartment complex, Built: 1970Number of Units: 29Gross SF: 23,184 SFAverage SF: 653 SFNet Leasable SF: 18,989 SFRoof: Slight pitch asphalt shingleHVAC: Forced hot air, gas furnace/central ACNeighborhood Class B Properties Class B-Rental Unit Income $212,911Vacancy $17,609Effective Gross Income $195,302Laundry $2,199Garage $960Other Income $4,192RUBS Bill Back $2,379 Total Other Income $9,730Gross Operating Income $205,031OPERATING EXPENSESAdvertising/Concessions $6,115Cable $8,344Management $10,252 (should be $21,291 for 10%)Office Supplies $239Employee Benefits $0 Legal/Credit Reports $1,078Landscaping/Snow Removal $3,730Cleaning/Maintenance $1,956Repairs/Supplies/Maintenance $19,073 (should be $21,291 for 10%)RUBS Utilities (Water,Trash, Pest) $18,451House Gas/Electric $1,944Real Estate Taxes $21,276 (should be $36,000)Insurance $4,400 (should be $8,400)TOTAL EXPENSES $92,192 (should be $125,109)NOI $205,031 - $125,109 = $79,922$79,922/0.08 (cap rate) = $999025I did change some number for management, insurance, repair and maintenance.