Liability Insurance, workman's comp, advertising, shop, truck repairs/fuel, tool expenses, employee benefits etc.. then figure out how many productive hours a week your company can actually work and divide the two to figure out just how much an hour you'd need to generate just to stay in business then try and figure out profits from there. #3 is just a poor practice in general.

Rental market has some fail safes with a large university nearby, beach within a mile and high end tourism.

If no one is walking through, then either it's priced too high, or you aren't advertising it well.

Sometimes the agent is still entitled to a commission if the sale was due to the buyer finding out about that listing via the listing agents advertising.  

How do you advertise your vacant units?

I recommend setting up keyword alerts for each area as they are discussed in the forums daily with advertisements posted in the BiggerPockets marketplace hourly.

The best part is advertising NEW stainless appliances.

So far I have advertised on: zillow, trulia, fsbo.com, craigslist, 10 FB groups, FB marketplace, letgo, offerup, bandit, signs, and flyers to nearby apartments and businesses.

i think i saw that one advertised online. how did it go?

@Kyle Gnerre "I found a guy on craigslist" is all you need to know that it's not legit.What millionaire real estate investor/lender, is going to advertise that they have millions of dollars on craigslist.Would you do that?