If you need to do an in person showing or handle a maintenance issue, you still need someone to physically handle that for you.

If you have an insurance agent, then you could call and ask them for an actual quote-Maintenance: $100 per year is very low.

The offer: $140K with no down payment (seller financing) which is in line with the comps 5% interest and 30 year term with no prepayment penalty Analysis Purchase price: 140K Monthly Expenses (including mortgage, taxes, insurance, capex 5%, vacancy reserve 5%, maintenance of 5%) : $1,463Income from rental: $1,600 per month (conservative) Cash flow: $136Thanks so much! 

Or if negotiating a renewal, add a few points to the 'Amendment to the Rental Agreement' (after the new dates and new rent is called out):-Maintenance requests or repairs will be scheduled for repair within X days of their request.

No HOA, ~450/mo insurance (expensive, high fire area), $400/mo other utilities. 3% maintenance reserve, 3% closing costs etc. 3.2% 30 year fixed 20% down mortgage...could likely shop for better terms with an accepted offer.I'm assuming 20-30% of home value depreciated in the first year via cost segregation study and purchase price of 1.55MM which is an "outlandish" bid well above asking I'm considering but am shocked at how the numbers are still working. 

I'd hit it with mud and orange-peel-in-a-can myself while I was doing other maintenance on the property and call it $30.

CapX, maintenance, and vacancy are too low.

I have mailed a formal introduction letter letting them know how to pay rent moving forward and submit maintenance requests.

Also, my Hud Tenant has been long term last 15 years with only minor normal maintenance.

Just like Capex and maintenance, it is not a matter of IF but WHEN you experience vacancy whether you currently have a long term tenant in there right now or not.