New retaining wall, fixed deck, new hardwood flooring in bedrooms, new vinyl flooring in bathrooms, updated downstairs unit bathroom, painted entire house and made a few other minor adjustments.

@Tim Herman You make great points about Vacancy, I have never looked at it over a longer time period (I'll adjust).

With federal/ state eviction moratoriums, have you continued to work with marginally credit challenged tenant applicants or adjusted your applicant criteria?

On rare occasion the person trying to strike a deal with me, actually seemed to be paying close attention to me, and adjusting their approach in accordance with what I say, or ow I act, and so forth.But all in all, I learned to see right through every solicitors exact strategy pretty quickly. 

Will you have to refocus, adjust and learn many times before you get there?

I like calculating my numbers with the actual purchase price, then adjusting the purchase price to get to the returns I want.

It's always best to hash these things out before you sign the PM agreement, but its not too late to review the agreement and adjust as needed.  

For the tenants we gave a large increase to, our manager set up an appointment and gave the amount their rent would go up, talked with the resident about their situation and adjusted downward if needed.  

Plus, you might get into it and find out you want to adjust your strategy/area, etc.

Normally, it would be considered as two properties: 1/3 personal and 2/3 rental, possibly adjusted for the common areas.