indeed she said she's concerned her rent might not be reported and thus 'written of' (the books, apparently) unless she was talking about it being written off as a 'loss' (which i of course agree isn't any of her 'business)i already told her we don't give the owner's personal info out like that and she mentioned she just formed a corporation for her side consulting business and will be using the apartment for occasional client visits and wants to keep her business expenses written off (she likes that word/term?)

Wet the siding with a garden hose before removing (and occasionally rewet you debris to keep dust/fibres down).  

I find the call outs drop and you get closer to the landlord shangra la of autopilot or at least occasional co-pilot...Another idea is to really go through all the wear points at the turn around/vacancy.

The rate is occasionally around .75% lower. 

You typically have to move quickly to get them but occasionally you'll get a really good property.  

We also want to undertake the occasional flip in the near future.

It might happen here or there, with an occasional investor, but it isn't something you can make a "business" out of.

@Alan Miller are you considering using this vacation rental yourself occasionally?

Some call occasionally with no deals and comps that aren't even real comps, then I have to explain to them what MAO is and 70% minus repairs is the only way it works, and that buying a property for 80% of ARV before 1 dime of repairs, does NOT work.

Our portfolio is not high-maintenance and should be pretty easy for a PM - with more experience in this business than my partner and I - to step in and, at least, keep the ship on course.What we are trying to accomplish is align the PMs interests with our own ... boring, same old, take the cheques to the bank each month and occasionally go fix something or fill a vacancy ... and avoid an endless parade of turnover every 12-18 months and the costs and lease-up fees which go with it.