Judging how the rents are $475/month, I'm also guessing this is either a C/D area or a very small town, which may contribute to higher tenant turnover, higher lease-up times, higher possibility of missed payments, evictions, etcRepairs at 5% also seems low, especially if I'm correct about the tenant quality/neighborhood this is in.

I firmly believe that this manager has a personal grudge against us as a result, and we were given a 5 day notice to vacate for violating the "noxious odor" section of the lease. 

Got a situation with a section 8 tenantSection 8 Leases are required to incorrberate HUD-52641-A as an addendum.

I have obtained control of a property by using lease options, owner finance and subject to. 

Should I use Craigslist/domu/apts.com or is using a leasing agent far more beneficial in a situation like this?

As far as expenses, I budget 8.3% for vacancy so that I have a month reserve by the end of the lease, then lower it if the tenant renews for another year.

So, instead of buying, consider controlling property with options and leases.

Alternatively, you can just have a flat "utility" charge on their lease - that's what I do in these situations.Hope this helps!

My LLC is registered via a 3rd party and my name is not anywhere on the articles of incorporation (as I am trying to keep some privacy but also have that wall between tenants).With this being said, after you transfer your LLCs from your personal name to an LLC, I understand you cannot change the terms of the existing tenants lease, however, is there some sort of short and simple communication I can give the tenants letting them know that the home has transferred ownership and that their lease agreement held up and house under XYZ LLC? 

Finally, when we found a tenant; we had to reduce the rent.I think you should use a listing service or PM company to get your property lease.