Did you bypass the neighbor altogether?

Bp, the podcasts, Craigslist, and and REI group, going to landlording meetings, and reading the book of Proverbs in the Bible, plus just flat listening (also discerning the good advice from the bad!) 

If expenses are flat, I can afford to be more flexible with rent.How good is the tenant?

But it's a bit of a stretch to then try to hold him to blanket-agree with the rest of your sentence: "how much you pay relative to ....the long term trends of market pricing" - which I would view as a different metric altogether, and may have little if anything to do with ongoing rent returns vs CURRENT purchase/market price.Sure, Dave will watch the look of his investment neighborhoods - but statistics are fickle! 

Any flush/flat door, hollow or solid I replace with hollow core molded  panel doors. any solid style and rail panel doors I try and keep.

@Kris Haskinsfor the reason you describe some of our clients are using what's known as "Checkbook IRA" (IRA owned LLC that owns the investments and give you the ability to bypass the custodian and have checkbook control over your retirement assets).Also, if you are self-employed you have to consider Solo 401k, which allows you to eliminate the custodian altogether. 

Consider this, would you rather invest in Newark NJ where prices have remained flat since 2010 or Denver CO where prices are above where they were in 2007?  

We do flat roof coating, metal roof coating, shingle roofing, windows and trim, bathrooms/kitchens, siding/room addition, deck fence, flooring/driveways.

My broker does not allow dual agency, so I can't represent both of us.I want to use the GAR contracts for my protection, and go through my broker (flat fee broker - I'll pay the transaction fee). 

I don't pay 7/8% to sell, standard here is 6% and we can go flat fee as well.#5. you assumed shine at $4K, maybe that's what put you $2K under.