Jeff, I think others have already answered your question for you, but I'll add one additional item for you to consider.

Paint was the second most expensive item with paint and labor coming in around $1,500.

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So, what are some of your prospecting tools, equipment and unique items do you carry in your vehicle?

I am not worried about any of the legalities of this, simply items I may be overlooking on such a small management deal.Thank You!

My most beloved customers rarely comment. . . but dont give a guy an additional discount, on an already discounted product, or dont ship an overnighted item for free. . .and I just might wind up on yelp as an unfair retailer.The internet is a very powerful tool for all of us.

You should have everything laid out and itemized price and time length.

The advice I got at the time was that to some people 4% cap rate was acceptable or the items that would make the deal more attractive would be found in the details.

other items that you have listed since you emailed me that you are asking about:Internet cost will either be $57 a month with Texas wireless if you are in line with one of their towers or Exceed satellite for $150 for 30 gigs of download.As to the Airstream you mentioned above, this one is rented about 1/2 mile from my place here in Wimberley. 

You are also missing some expense items (CapEx, Lawn care/Snow removal, Garbage, any utilities, legal, accounting, etc).What kind of financing are you using?