-repairs and cap-ex can be the most challenging aspect for new investors, there are no standard rates that will work across the board. $200/mo is a safe bet for a SF of this size for cap-ex, and your repair estimate looks ok.

The 2nd offer usually has all the contingencies that the seller would be on board with (i.e., quick close, no finance contingency, as-is, etc.) but is priced so low that sellers will re-think the creative finance offer/option.

Many people buy in larger cities like this because the paper cash flow looks sweet, but the reality of it, across the board right now - good cash flow equals lower neighborhood class, more variable tenancies, and tons of hidden capital expenditures.

They've been overall happy with it, but you are going to be more involved in the process than you would be with a full service PM on board. 

No goal, no white boarding, none of that houdini grade D salami.

New sales in the house hack sector went from 219 last year to 224 this year.Westchester’s most popular neighborhoods for 2-4 family properties:Yonkers: 85 dealsMount Vernon: 35 dealsNew Rochelle: 17 dealsGreenburgh: 14 dealsRye: 12 deals* Ossining & Harrison: 10 deals respectivelyConclusionInventory increases across the board could signal an oncoming balanced market.

Can I sue them or report the agent to the ethics board and have them pay the total fees incurred due to their insincerity?

I've been on this board since 2010 and haven't found an example yet.

Adam,In Berkeley, my recollection is that under Measure Q, if a single family homeowner builds an ADU AND occupies one of the two units, then the homeowner will be exempt from rent board regulations. 

It looks like the Board outsourced part of the enforcement to a 3rd party company.