I just started top producer today and i'm not very happy with it.

In one town near me they require a rating of 3-A: 40-B:C, so I just use that type everywhere now (other areas likely to copycat, and the few extra dollars upfront aren't going to kill me).GFCI in all areas where water can be normally found; bathroom, kitchen, laundry, garage, all outdoor outlets, etc.AFCI in bedrooms (mandatory by code in some areas).Address numbers on the house that contrast with the background (how will 911 find you otherwise).All bedrooms MUST have a window that goes to outside and is sized to allow for a person to escape.Locksets - no double-keyed deadbolts, where a key is needed on the inside as well as the outside (I only use those locks during rehab, where nobody is supposed to be sleeping).Railings and handrails.Identify the water shut-off valve by the water meter so that the tenants know how to shut off water in an emergency.That's all I remember off the top of my head ...

From my experience you feel the cross breeze much more when opening the top sash.

Section 8 is not to assist a landlord in getting top dollar on their rental, it is designed to assist a low-income family in receiving a home that is safe, decent and sanitary. 

Over piad top heavy administration is the real probelm, 120 Kfor a guy who is in charge of parking and grounds maintenance at a state college.

You could very well have comps over a year old with unusual or top end homes.

We have also gone as far to remove the slip nut traps and replace with solid glue traps, then you only have one slip nut at the top for maintenance. 

They’ll pay top dollar for a property that needs minimal to no work. 3.5% FHA loans notwithstanding, there are certainly less of these buyers now for all the reasons Don suggested above.

I would guess getting 20% appreciation in the next 6-8 years would be the top end of possible expectations, unless there's something you know that's going to happen in your area to drive that level of gains.

He was on vacation when i emailed him and he called me the day he got back.... so he is on top of it.