So, Pretty Boy brings in some hill billy subs to help finish the exterior job.

Make sure they are not late on any payment or have high limits, hence the term "Excellent Credit".

Especially since a rental grade rehab (looks good but is hard to damage) is different than what appeals to retail buyers (the nicest finishes that fit within the area.)Buying and selling costs these days can easily eat up 12-13% of your selling price.

You could also put a rent increase clause for a pet, maybe an additional $25 per month per pet.It is looked down on to include a late fee.

Have had more time to network (recently retired from w2) lately and came across a different philosophy that is making sense to me.Spent time chatting with 2 large property owners and both of these guys don't like long-term tenants because the apartment becomes outdated and the rent lags because of it.

I am an agent and also an investor, whenever I put the finished product on the market I always disclose that I am an agent, if the house is priced right and if you did a good job on the rehab you do not need to worry about them trying to negotiate, you will probably end with a multiple offers anyway

Single hung, single pane, rope or chain sash, white finish.

You could also put a rent increase clause for a pet, maybe an additional $25 per month/per pet.Instead of a late fee, I write an early payment bonus.

One thing is to be late, but 11 items sent to collections over the course of the past 5 years?

You just have to rehab the house to the quality and finish (or just above) of the other comparable homes in the area.I think it reasonable to try to compare how much we all pay to redo a roof, or paint 2000 square feet of house; but overall dollar totals aren't comparable.