@Rachel Payton If the location is good and there is a demand for a three bedroom and the property shows well and has nice amenities and you have done your market research then I would suggest reducing the price.

I've received some lists lately of bank and privately owned property that has two different pricing on the sheet... warranty deed and a drastically reduced price for a QC. 

That way you have cash flow and appreciation, and reduced risk. 

How do I incentivize my property manager to reduce tenant turnover, shorten turnaround times, and basically reduce overall vacancy rates? 

Thanks for the reply Ben. reducing cost is probably not an option since I do 90% OF the work myself.

If you can reduce expenses by sub-metering water lets see what happens.$30/unit per month 30 x 14 x 12 = 5040. 

As a BP investor, im all about reducing work for myself, adding value, and creating systems to reduce stress.

Started with the rent $2,095 in August but reduced it to $1,890 since then. 

Including a washer and dryer in each unit is becoming a no-brainer since the rent premium is a great ROI and it reduces significant damage to each unit during turnover.This being said, I consider myself very AV savvy.

Hi Justin,I'm not an accountant but I believe the commission and any improvements can reduce the gain but not sure if you can get around the 2 year stipulation.