Remodeled the kitchen and bathrooms, new coat of paint throughout the interior and completely upgraded the flooring to tiles throughout the house.

This PM has those fees regardless the price.My properties are at market rates(I did spruce them up with some fresh items-paint/hardware as I increased the tenant's monthly rate this last year :)  Maybe that shows my soft side but it softened the blowAgain, my worry is about possible legislation being put in place because of fees such as these.I am also not hating on PMs  They do provide a valuable service and when I finally do fully retire will be utilizing that service--although the old saying "No one cares for your property as well as you" creeps in my mind.Again, Thank you all for the discussion and making me think..."

Paint the walls or leave them with just primer?

Demo all the drywall out, remediate mold, complete reshingle of roof, replace all windows, replace all outside soffit/fascia/dormers, replace all siding, repipe whole house, rewire whole house, redo all mechanicals such as hvac, redo all interior and exterior doors, paint interior and exterior, replace any framing or insulation damaged by mold/water leaks, replace all gutters, minor landscaping, minor outside repair of concrete wall, install all new cabinets, install all new countertops, replace everything in 6 kitchens, replace everything in 6 bathrooms, install handrails,  install significant flooring and minor subfloor repairs, and install all trim in house.Project will cost around 150,000$.What would be fair for this?

We are going to renovate one unit right away with new carpet, new paint, and a bathroom update.

This is how I learned to paint, plaster repair and install light fixtures.

Later we sealed gutters, repaired masonry stucco, added exterior paint, porch deck, and replaced half the windows. 3 units were totally upgraded inside inc@luding floor refinish, and paint. 4th unit in progress.

We repainted the outside of the home and cleaned up and painted parts of the inside of the home.

Snow removal, mowing, painting, etc.

Duplex - 2/1 both sidesPurchase: $97K all cash no and includes realtors work for finding the dealRehab: $20K (floors, kitchen/bathroom, paint and other cosmetics)ARV: $135K (will then refinance at $101K leaving roughly $16K in the deal)Rent: $800 each $1600 total (current tenants on month-to-month at $500 on both sides)Vacancy: 10% ($160), CAPEX: 8% ($128), Property Mgmt: 10% ($160)Mortgage: $376, Taxes: $150, Insurance: $100Lawn Care: $100, Septic: $13Cash Flow: $413, CoC: 30.9%Property is in a very stable C Class neighborhood.