As a general rule of thumb, as soon as a tenant gives notice (or I give notice) I try to plan their preliminary walkthrough well in advance so I can also use it as an opportunity to walk through the unit and make my own checklist for repairs as well as take any measurements so I have all parts/materials ready to go as soon as its vacant!

Taking longer holding costs out of it, I’d wager I’d still be paying a good chunk more for materials.

But the family has been there for over 10 years and basically he does labor upgrades if we buy materials, and they are very clean.

@Jon Gorham Student housing can be a great investment just make sure that you use really durable materials (high traffic carpets, stain resistant paint etc) to help the house stand up to the potential beating it will take from the tenants and remove things that break easily or increase your liability (IE ceiling fans).

Due to the way materials transfer heat, the furring strips show up plain as day, and we even found a section where the original builders failed to apply ant insulation at all.Another cool thing is that you can look at the ceiling and quick find places that lack adequate insulation without having to fumble around the attic.You can even pour hot water down the sink and "see" the hot water flowing through the pipes.Of course if you had a recent water leak the water is absorbing heat in order to evaporate and this process is also visible.It's such a cool tool!

When asking for pictures of before/after, receipts of material or just a general walk through neither companys would reply to me just asked for money.Last time please reveal your state laws on what is tenant and landlord laws

They tried to repair the 3" area by putting some material there to cover it up but it looks terrible.

These clauses include everything from a confession of judgment to hazardous material storage on the property.

Labor to Contract Services and Materials to R&M?

Metal typically cost more due to material cost.