For example Tennant moves out April 30th, I get in to clean and paint, and show it in May, I am maybe not getting a new tenant in until June then.

I've done painting, cleaning, learned that I'm a ****** plumber and I needed to hire help for that, patched drywall, hired help to do my floors and learned that I can TOTALLY do that myself, hired pros to get septic work, well work, and driveway work done.

I will need a professional cleaning from a disaster recovery company for COVID-19 if it comes back that that was a factor.

We also redid the floors, new carpet in the basement, and redid both baths.

Fresh paint, floors/carpet, plumbing repairs, electrical repairs, soffit repair, vapor barrier in crawl space, all sorts of stuff!

There are many comparables are showing $244,000, $265,000 and $254,000 so I figured the ARV to be right at the high of $265,000 since the owner updated with new carpet and fresh tile.

Carpet less than 2 yrs old.

I received a quote of about $6k to get it rent ready (clean/pest/paint/flooring/landscaping/garade door).

in my Pet Addendum: "Tenant will perform regular housekeeping duties, including sweeping and vacuuming, clean up all waste, and assume all responsibility and cost for any damages, cleaning, replacements or any other expense to the property that are a result of the animal."

For example, your new tenant moves out on May 5th, you clean the place up and list it for rent on May 10th, you select a new tenant on May 15th but they can't move in and start paying rent until June 1st, then your previous tenant owes you rent thru May 31st (which can be deducted from their security deposit).Lastly, don't forget to send an itemized statement of any security deposit deductions within 21 days (in California), otherwise you lose the ability to make any deductions.