While the property still performs well enough without a RUBS, the cost of water never seems to go down so that has me concerned I've missed the boat (no pun intended) and will always be playing catch up.

A seller wants to sell as if the property is already performing at the full potential and they call it "value-add".Not all properties sell this way.

I found it interesting that your crew typically performs siding and housewrap work, but not sheet rock.  

One thing to consider is that just because the property is sub 1% rule based on the seller pro-forma, doesn't mean it isn't capable of becoming a high performing asset.

@Jayson Hinkson I guess the simplest question is what do you expect the future performance of the existing asset to be vs. something you would exchange into?

performing notes.

Further analysis factoring in expenses and debt service show this property would performed quite well.They will be sold as commercial real estate as they share a well.Hadn't planned on going this route as my original plan was to get started with a single family first.

We are hired BECAUSE we perform a service insulating the landlord from self-doubt and recrimination that comes from believing sob stories, getting bullied, failing to follow-through, etc.And yes, I sleep very well at night because I sympathize and empathize and cry right along with them when I'm in front of the judge getting the eviction. 

Hello - I was wondering if anyone knew of companies that perform tax appeals in Cleveland.

Competition is one thing, but it is harder to compete with people that do not understand values and don't care wether they will actually perform on their contract.