@Marcia Maynard  some of my mid west vendors that I finance will do kitchens and baths as nice or nicer than medium priced new builds here In Oregon and Wa.so in those areas were there is competition for the best tenant.. what are they going to choose brand new kitchen and bath with granite and stainless appliances. and a fully tiled bath include shower or 20 year old formica with burn stains in it... and cruddy old white appliances.this is what todays turn key guys are doing in some markets.other markets not so much.. they will spend the money on mechanicals and go with small cheap kitchen and just bottom end bathrooms but that is also what their competition is doing and what the tenant expects.

Some other things - quick attention to maintenance/repair issues, fast turnaround on getting vacant units rented, high quality tenants using established and agreed-upon screening criteria, a decent vendor list with pre-screened subs that carry the proper insurance, documented processes and procedures - including how evictions, late rent, personal property disposition, lockouts, make-readies, etc. are handled.Setup regular calls with your property owners to review any open issues, upcoming vacancies, P&L, etc.

If a tenant is interested in renting a place, and the landlord isn't interested in profiting from the app fees, then the third party vendors make a ton of sense.

Collect all of the information you can from the vendor and as much as you can despite the vendor.  

You will want to customize a user role (Settings > User roles) to have View and Edit access for most permissions, however you will want to set the user role's Accounting Menu > Banking permission to View access only.The Accounting Menu > Banking permission restricts:Access to bank accounts for the user's propertiesAccess to bank accounts not associated with any propertyAbility to pay bills, owners, vendors by check or EFTAbility to record checks, issue refunds, reverse paymentsTo reiterate - in order to prevent these users from sending checks or transferring money, they would also not have Edit access to the above features.

Other reports include General Ledger, Expenses by Vendor, and Income by Customer.

We like to travel and have a list of vendors we trust that can handle issues that arise when we are gone.

I just moved into the Cleveland market we bought oh about 12 to 15 props in the last 60 days.. my vendor will end up owning 100 in 18 months that I finance for him and that will create a nice cash flow business for him. but my point again is he works his tail off for it.. and he knows me.. big difference from others out there trying to do this the old fashion way.

So I’m a vendor in there that gets paid for this.I really don’t think my bookkeeper is squeezing me for work, because she can barely keep up with what I give her now but she is telling me that I need a separate quickbook file for each of my llc’s to properly track everything and not to keep the expenses for the llc in buildium because it messes everything up.

I did offer him the option to hire his own tree service to cut it down but that the vendor would need to be approved by me, and so would the date an time of cutting.