Or just a bonus assuming I will have to change the carpets yearly anyway..Thanks.

There is no onsite laundry, laundromat nearby (depending on layout might be a huge value-add bonus--I expect this is the case for a couple units, 3 will never have laundry, maybe a common laundry solution, but I don't know).As far as I can tell the owners are nice/easy to work with, the realtor is the current PM and is ... not very transparent.

This is J.Scott's website, get on the e-mail list....he has some bonuses on there, one of which is an Analysis tool to help you evaluate a deal....you simply put in the purchase price, down%, monthly rent and expenses and it will calculate everything for you.  

I realized yesterday the house is maybe 300 square feet bigger than I thought -- there is a heated/cooled/insulated upstairs bonus room that just needs drywall, paint, and carpet. 

Hey if its in a nice neighborhood with great resell potential... bonus bonus.Well tell me what you think.

The added bonus is that the 1031 can be used to reinvest in any geographical location in the US or US territories.  

Plan for the worst and everything else is just a bonus.

Just a bonus opinion... 

A lot of the loan officers in these institutions are on a low base salary and make bonuses when they close loans.

You could take the calls yourself when you're available to cut down the cost.I've thought about hiring someone like a stay at home person but I'd feel obligated to pay bonuses for houses under contract and so in the end maybe a virtual secretary wouldn't be that bad.