I sent quarterly reminders, just to keep it current, never really pushed it.

Maybe a couple hours a quarter having that person come in and make a few changes, updating plugins and themes, so maybe $100/quarter at most.

One quarter of that area of the basement had the walls finished but not the ceiling.

Some markets appear to be over heated:Home-Flippers Reliance On Leverage Rises To Highest Level In 9 Years Jun 8, 2017 11:15 PM“Home flippers financed an estimated $3.5 billion in purchases for homes flipped during the quarter, up from $3.3 billion in the previous quarter and up from $2.4 billion a year ago to the highest level since the fourth quarter of 2007 — a more than nine-year high.”The explosion in home valuations in urban markets like Brooklyn, Washington D.C. and San Francisco has inspired real-estate speculators to search for the next big score, with the highest percentage of home flips completed with the aid of outside financing occurring in Colorado Springs, Colorado (69.3 percent); Denver, Colorado (54.8 percent); Seattle, Washington (51.6 percent); Boston, Massachusetts (51.3 percent); and Providence, Rhode Island (47.3 percent).Matthew Gardner, chief economist at Windermere Real Estate noted that escalating home prices in Seattle forced flippers to rely on financing their purchases.

Institute quarterly inspections. 

Is the quarterly inspection fee coming from your PM or the city?

I plan annual goals, then figure out what I need to do quarterly to get there.

Active FDIC status, Kalamazoo Banks:1st Source Bank Chemical Bank Comerica Bank Fifth Third Bank First National Bank of Michigan Flagstar Bank, FSB JPMorgan Chase Bank, National Association Mercantile Bank of Michigan Old National Bank PNC Bank, National Association The Huntington National Bank Add for Battle Creek: Southern Michigan Bank & Trust Add for Grand Rapids: Bank of America, National Association Evolve Bank & Trust First Community Bank First National Bank of America Independent Bank Macatawa Bank Northpointe Bank The Northern Trust Company United Bank of Michigan Wells Fargo Bank, National Association West Michigan Community Bank Then you can pick the banks that only operate in Michigan, since that's the best place to start:Macatawa Bank (FDIC # 34618) Flagstar Bank, FSB (FDIC # 32541) First National Bank of Michigan (FDIC # 58259) Mercantile Bank of Michigan (FDIC # 34598) inst.all RE loans% RE of total loans34618798426 64%32541754907475% *5825926962978% -34598165928769% -(Dollar figures in thousands)  * = high in 1-4 family residential, - = low in 1-4 family residentialTo do yourself, go to the fdic.gov site, then BANK DATA & STATISTICS, then Bank Find. https://research.fdic.gov/bankfind/Go to the Details and Financials to get their Assets and Liabilities report for the latest quarter, and Net Loans and Leases to get ratios of 1-4 family to total loans.

Have all repair work performed by your contractors and deduct the amount from the deposit or take the tennat to court to collect.Normally you would find damage during your quarterly inspections while the tenant is on lease, have the repairs done by a contractor and bill th etennat directly at that time.

So I stopped in at my Credit Union and sure enough they offer me a better percentage rate (4.125 vs 4.375), no points and pay for the appraisal (saving me $545 in closing costs and a quarter of a percentage point).