Hey @Cody Slevin,For residential homes, the cosmetics go a long way and things like upgraded kitchens and bathrooms can make a big difference because your end buyer will be willing to pay a premium for those items.However, when looking at small multifamily like you are, you'll rarely get as much value out of upgrades like granite countertops and a remodeled bathroom because your end buyer is only going to focus on the rent amounts.  

You are guessing, against professional advice, that you can get rent premiums for a lower cost.  

I will pay a premium for someone to show up when they say, issue professional invoices, not require weekly draws, etc.  

I like SabbaticalHomes but the only issue is at least in my area the homes are not renting for much of a premium over a standard 12-month lease. 

Depending on where it is located (ie is it at the end of the property you are buying), offer to sell it to them at a premium provided you can section off that parcel of land.

I know that auto insurance premiums are more expensive as well here in Texas.

Its nearly the same thing but more transparent and less premium paid.

If you are concerned I would suggest you only hire contractors that have 1 million general liability and workers comp insurance but you will find that those small residential contractors that carry insurance are few and far between and you will definitely pay a premium for their services.

As soon as we took over, we pushed them to renew for a long term lease with higher rent, or else pay MTM premium.

I may be among the minority but i don’t think occupancy rates are a standard alone metric. 100% occupancy at average nightly rates < 65% occupancy at premium rates IMO.