The IRR shows the time value of money, and it reflects cash flows based on present values.

The past four years reflect the recovery of the worst real estate market in history. 

It is not a reflection on me.

This means that as the laws change, your plan must generally be amended to reflect the changes.So I'm wondering if you just paid someone one time fee to set up the plan, who is helping you keep it up to date (IRS-compliant)? 

Chances are tax returns won't reflect this if it is this new.

We tried proposing alternate arrangements where the PM would be rewarded for lease renewals and improved operating efficiency, but none were willing to go there and most were not even interested.At this point, we've begun grooming an in-house resource as it appears this will be the only way we can get the type of PM which reflects our values.

The cost of lumber is really high right now, which is likely reflective in the quotes you got.

It will also cause the tenant to reflect on any request they are making as they type out a text.

Negotiation is key in situations like this so everyone gets treated fairly... or at least acceptably.When we do end up replacing that system, the rent is going up to reflect the cost of an improved, more efficient unit that costs the tenant less on yearly maintenance.

I’m concerned about the cost, great property and don’t necessarily want to walk away from it but the price will have to reflect the new flooring.