You get into the larger properties that are professionally managed by larger firms and there are way less things found and when they are they tend to be smaller items and not big ones.  

The problem with bathrooms are the finishes, most people don't no how to budget them selves and purchase items that are way fancy.The construction work is pretty straight forward.just let me know.thanks

Brandon, nothing more that an asking price is needed and that could be listed as "Make Offer".You never use a pro forma provided by a seller or listing agent other than to see what fixed and variable costs by item are involved, then you begin to verify the numbers to see what they lied about. 

I've been collecting info on direct mail prospect in excel but its a pain in the "tookus" let's cal it to add to that data and then recall only certain line items that match the criteria i'd like to mail to.Hopefully by tinkering around with access I'll be able to build a simple-yet-effective database.A cloud-based CRM/Database would be ideal, huh?

They handed over the keys on June 6, which means the clock is ticking for me to itemize and mail them, although they didn't provide a forwarding address (I will mail it to the property and to my Mom's house, because she can always find family members).Here is my question.

@Joel Owens - I had a teacher in a property management class that way back in the day would fill evicted tenants cars with the items from inside the property and make sure the car was in a no parking zone.

ON the west coast as you know when you send your EM to title company and open escrow you will have a prelim in a matter of days.. you review that if there are issues you work on them but you don't incur further costs until those items are addressed.

Expected maintenance issues are based on a good inspection of a SFD, major items, like HVAC, septic tanks, wells and roofs need inspection and the condition and age should give an indication as to the probability of future performance.

Hi Adam,You need to DEFINE the terms of the Walgreens lease and what cap rate the seller is trying to get.Memphis isn't Nashville for quality so there is a basis point spread on selling.Length of term left on primary lease, any rental increase in option periods, NNN or NN, ZCF ( zero cash flow property ), corner location and cars per day, if any store sales are reported for that location per lease requirements, is there a CPI cap in the lease, is the store 24 hours, sales percentage to rent ratio, size and shape of parcel, median household income, population growth percentage, etc.All of these items and more will dictate cap rate and who the buyers are.You can present it to Tim Marshall at 1031 Exchange. 

In my eyes, customizing exactly how they want leaves room for an even larger return as some of the items they would want cost more to do.