Then, you put closing costs in your line items with your expenses and now you are saying that the $16k is not an expense.

Total scam........ they are often expensive, don't totally cover the items, the companies they use to "fix" claims are often crap and they will band aid the issue until the end of time......The single benefit is if you are OOS, you call them and they handle the claim, so you don't have to find your own repair people etc.....so its ease of use...... but you often have to manage the insurance company as they jerk you around, stall and band aid the actual issue.....Had one when I bought a rental in TX and then continued it when the initial expired..... regretted it to this day.I'll take one as part of the deal when I buy.... but wont keep paying for it myself.Better off building a network of repair companies you trust

Good afternoon BP nation,      I always seem to have common items stolen from every rental unit when tenants move out.

@Mary MitchellBefore, when I would read items about people looking for a property not run by a PM company, I always thought it was because they were looking for someone who didn't screen tenants well. 

Primer only walls is an unfinished item and you only have one shot at a first impression for buyers/renters.

It is easy to replace if a piece gets damaged and is much more durable than carpet.Keep things neutral and as you do repairs, look to see if there are items nearing the end of their life that need to be replaced and don't replace them with the cheapest item available. 

If you need some help with any of the maintenance items PM me and I can get you some good referrals.

Here are additional things to consider: 1) units that are below market rate 2) minor value add purchases that are short of requiring tenant to vacate for 30 days (most LL I have been communicating with believe that a significant kitchen remodel may be necessary to terminate lease due to a value add). 3) (this is the one that I find most impactful) Tenant termination is now limited to a few items such as uncorrected lease violations or rehabs significant enough that they mandate more than a month of vacancy. 

One good way to gauge the seller's candor and honesty is to ask them what work was done recently and cross-index it with what you find with the recorder.4) I'd also +1 the closing costs line item. 

Lots of wall decor and items on mantels/dressers/table.