I'm leaving allot of money on the table monthly and annually, but if I try to recapture the lost dollars too quickly I expect I'll  be forcing out quality tenants and face updating costs and vacancy. 

I dunno....getting rid of modest cash flow homes/condos in a blue chip market like SD, and exchanging them for a whole bunch of B and C quality doors in a fly over state = a recipe for disaster IMO.

Based on that number, looks like just over $80K would not be too much for a rehabber to ask and, depending on the quality of the job, might get a little more.

@Manolo D.You might be right about the quality of the crews on the projects I mentioned but I'd be surprised since both of these developers have 3-4 projects going per month, but who knows?  

I also like the personable picture of you and your dog (maybe a professional quality one of the two of you would be great). 

If they are quality tenants I would try working with them with possible incremental increases as well if time is not an issue. 

If the light comes from above The pod would need to be ventilated (HEPA filtered for superb air quality) from that same window. 

Any list of potential leads you obtain for free is worthless, quality  lists of say 1,000 contacts cost around $1500.  

If money is tight (selling on your own might actually be costing you money, like using a PM will cost you returns) and it means a difference in your quality of life, sell.

Most of the time I say you should do what makes the most sense financially speaking, but in this case the renter lives next door to you so there's a quality of life issue you have to consider as well.