Respond to maintenance requests quickly.Maintain the property well.Treat residents with respect.Properly screen tenants in the same complex to create a community of like-minded residents.Respectfully enforce lease terms regarding on time rent so their is clarity and consistency among residents.Respond to items that impact the overall look of the exterior of the property (broken blinds, sheets or signs in windows, storage on front porches).Properly maintain landscaping in communities.Provide automation for applications, lease signing, renters insurance and lease payments.Deal aggressively with unlawful and non compliant residents to provide a safe community.Understand and price rents at market levels.If you are raising rents, offer to clean carpet (if needed) or add/replace a fixture...get creative to add value.  

Make sure you do the following on the contractor end:Develop a detailed rehab scope of work when you get the houses under contractReview the county permit requirements Architectural drawings and or property survey neededGet written quotes from GA Licensed and Insured Rehab -General ContractorsCheck references and review a few past projects to check for quality and contractor completion history......etc.Just a few items mentioned....Good Luck!  

I am in the planning stage and have also written a list of the items I would like to have updated in my home.

They will also walk you through the report if you're not certain on a particular item.  

First invoice total for me is $2480.00 then second invoice hasn't been executed yet, for sunken area, so not known if further tenants kids items might be in there or not.Question is: The reality is they are excellent tenants and i don't want to burn any "relationship". 

My situation is pretty simple (for a real estate investor):Regular W2 from day jobMisc interestA few dividends from stocksI sold 9 rentals in August in a single transactionI'm very organized and have all income, categorized expenses, and tax deductible items broken down by property in a spreadsheet.

My best guess was to split the cost in half and itemize that way since we share the room but I honestly have no idea. 

PM me and I can send you an itemized checklist that will make it much easier for your first go at it.

For example, inspections - have an inspection done and make a big deal about every item.

YOU just need to move forward with YOUR performance items (don't become a breaching party yourself).