Fill vacancies, increase rents, add additional streams of revenue (laundry, vending, cell tower, appliance rental, pet fees, application fees etc) and decreasing expenses (I recently brought down waste removal on a commercial property from $1500/month to $680/month thru negotiation and pitting 3 companies against each other with no change in service) that's an increase of $164,000 for the property if you factor in the $820 savings/month x 12 = $9840. 

They can't swap out appliances, paint the house, etc.

appliances are back ordered blinds usually landlord provides. 

Again, that is renovated with new appliances, floor, paint, doors, etc. 

It says online if any major appliances or even roof needs to be fixed it would be on the tenant.

Also, installed stainless steel appliances and included washer dryer to offer a great value to the tenant.

It needs some work but is mostly updating, not repairing- new floors, updating kitchen cabinets, countertops and appliances, and enlarging the deck.

The one person who said she charges 4.5%, also is the one who doesn't typically stage the house, or will typically do 'partial staging', using paintings and appliances that she owns... it sounded a little odd to me, but she is very experienced, and has sold many properties in the past year... mind you, I don't know what prices she got...

Still have to account for roofs, appliances, hot water heaters, hvac, exterior paint, remodels, etc.

Refinished hardwoods, completely updated the bathroom, opened a wall and complete gut/remodel of kitchen-all new appliances, new switches and outlets, Basement Finish: added 2 NC beds in basement, New water heater, 95% HE HVAC, foundation work What was the outcome?