I bought a 3 flat in December of 2012.

This'll be a first for me, but what the hell - just for you :) On the other hand, @Brandon Turner won't want to me my best friend any more and @Joshua Dorkin will flat out kick me off BP - what am I going to do with myself then...?

Open windows, check screens.

Do a really good job screening a tenant and manage it yourself, at that point you will probably be cash flow neutral.

Account Closed,Student rentals can have above average cashflow as long as you screen your tenants really well.

So it could be more screening work on the front end, but that too could help you retain tenants.There is a good book on this called "Investing Duplexes, Triplexes and Quads" by Larry Loftis.

Is flat paint always better for walls in flips?

So instead of him paying me a bd fee, i just take a flat rate and DANG right IM HAPPY!!!

They kind of give up expecting professionalism, same day call backs, transparent booking, thorough tenant screening, fast and economical repairs, etc. and just hope for someone that doesn't rip them off.

Build a lattice screen outside that clear the top of the unit, leave plenty of breathing space, a couple feet so you can get in there to clean it too.