You might leave a little money on the table but you will be protecting your profits much more than averaging things or taking the lowest guesstimates.

We don't need to incentivize or buy tenants love, this is a business, we provide a product that our customers perceive as a good value and they purchase it month after month. 

Drug addicts in recovery qualify as disabled and are protected by federal disability and housing laws.

A PM is an intermediary and their business is NOT refurb/rehab and if you elect to use one, they'll just smile and proceed without concerns other than you pay the bill.a) network with friends who have remodeled recently to get names and first had references - - one of these are work 10x any website review.b) learn as much as possible about what you WISH to be done vs what actually NEEDS to be done (ie know the needs vs wants problem we all have) as there's lots of cash between them.c) read up on contractors bid process in your state, the allowable deposit and how to make progress payments.d) set a completion date with penalties for missing it.e) a contractor must have a license; verify and find complaints. f) must have liability insurance and be bonded (this protects  you from him just walking away).

The umbrella is gonna be in the ball park of $500/year and a small price for the protection.  

We just finished and moved in out custom build a few months ago.

@John Arendsen, if I understand your posting, you're looking to invest in crowdfunding sites, but not as a typical investor but as someone who sits on the board.There are about 20 sites that I would consider to be investment quality, and the remaining 80+ are fairly poor for one reason or another (in sufficient volume, none of experience, poor investor protection, etc.). 

I had zero patients for those  idiots, any money they lose or whatever I think they deserve the worse customer service in the entire industry

Individually.Are the tax benefits same for rental properties held individually vs. in an LLC.Is umbrella insurance recommended for individually held rental properties.Does the umbrella insurance give the same liability protection that LLC's have.

I prefer large full framed vehicles that offer the max in occupant protection.