Many years ago, I flew down to Lafayette once a month when I was a Funding Control Officer for a savings and loan back in the mid 80's to approve their draws.  

Always include even if self managing) plus 1% for turnovers.5% Credit Losses (Uncollected Rent and Skips)5 - 10% Maintenance/Repair (depends on Age and Condition of property)5% Taxes and Insurance (Varies)5% Utilities paid by owner (Electric, Gas, Water, Sewer, Garbage)5% Landscape Maintenance/Snow Removal 5% Misc (HOA fees, Pest Control, Legal, Accounting, Advertising, etc.)5 - 15% CapEx.  

If the lease is a fixed period, say 1 yr, then its provisions control the tenant notice period and an early lease termination obligates the tenant to pay for the lease remainder time. 

This is a variable you can control, you cannot control motivation. 2) My time is worth more than $17/hr, which is why its outsourced and managed with the option to scale.3) We've invested a lot of money into branding.

One of the most overpriced apartment markets in the country is considering rent control, too?

Hello, I'm interested in owning rental property in certain areas of California where I see that there is rent control.

Affinity is a big player here in the north county area.

I believe my RE agent provides great value to my deals with market/area/comp insight, a read on other agents and sellers, updates on what's happening in the market & market players, connections to the "aggressive" bankers & appraisers and a second set of eyes on the deal.  

AKA control freak

Furthermore, I'm eager and motivated to ditch the 9-to-5 along with that rough commute to spend more time with family and to be in direct control of my income.