If the old tenant is messy, you may have to wait until they're out to do any showings.Some vacancy loss during turnover is inevitable.  

Credits to settlement costs excluding pre-paid items such as insurance or taxes, is not financing as those credits don't reduce the purchase price. 

Additionally, we have to hand deliver or send the deposit back via certified mail within 30 days of the end of tenancy, along with an itemized list of any deductions.Again, not sure of the laws in Ga, but make sure you don't get hung out to dry because you missed out on one of these little loopholes.

It sounds like you need to start making those connections anyway, so you'll be able to act more quickly on the next deal.The only thing wrong with a small projected profit (<15k, for example) is that it puts you a couple of major issues away from a loss.

According to analysis by Ben Leybovich you should calculate about $150 - $170 per unit per month for capital expenditures over time (boilers, water heaters, flooring, roofing, siding, etc, etc) for buy & hold properties.If your $600 is missing some of those items you might be in trouble.Hopefully, you've used the BP analysis tools (free!)

It's all in the due diligence, mitigating losses and collateral.

I then detail each job (flooring, cabinets, bathroom, etc) and each gets a line item cost for both labor and materials. 

After 18 months, the mail is returned with the reason it couldn’t be delivered, for no charge.Change Service Requested - You’ll be notified of the recipient’s new address or the reason the item couldn’t be delivered, and charged an address correction fee.

It seems reasonable to add your living expenses as is, or as budgeted to your calculations as a loss, but don't take anymore of a loss than what you already be paying on somewhere else.

they'll try to trade work for rent, and will always feel you got the better half of the deal.Cut your losses quickly and evict when necessary.