If what the market is producing is not what the investor is looking for and the investor is expecting the agent to deliver something different, then that is going to be a terrible agent client relationship.

Second - when fielding contractors and service techs for RFQ's (request for quotes) your handing them a detailed job scope, it makes it crystal clear who what when where and how, so not only can they accurately price and perform BUT just seeing that level of professionalism they are less likely to fluff #'s and they hold you, the investor, in higher regard and generally deliver a higher level of respect. 

Have Ikea furnish the whole damn place and deliver and install?

For each project, my project manager will print a materials list, fill in the quantities of everything we need, fax it to our rep at the local Home Depot, get a bid over the phone, pay over the phone, and then the materials will be delivered.

She has installed big bright outdoor lights that shine into their windows at night and today, a FedEx package to my tenants was delivered to her house by mistake and she refused to give it to them or to FedEx. 

But I do also agree with blocking their number, filing a report with police and having a property mgmt co handle all land lording from now on.I live in Utah, a pretty mellow place as far as crime goes, and yet, just weeks ago, a landlord who had a wife and kids went missing after delivering an eviction notice to his tenants.

If 10%, then make sure the NOI based on the 50% rule delivers a 10 cap or better.

They had a sales guy, Jordan who has since been laid off, that promised all kinds of things that they were not able to deliver.

Like the other responses, I will add that it is typical that the late charge fee goes to the PM for the additional work created (admin fees, driving to the property for to deliver notices, preparing pay or quit documents, etc). 

It is about $30,000 cheaper on an attached ADU.There are a few local builders that do pre-fab ADUs and deliver in the Pacific NW.