The painting quote I have boils down to $1.75 per sq ft and 32 hours of work (about 1350 sq ft, 3BD 2 BA all rooms, including ceilings).

You need to be sure you're running your numbers for investor prices or its going to be real tough to ever make the numbers work.I say that because some contractors are simply priced out of my reach.

With an older child about to enter College, I found EMS simply un-lucrative and I switched gears.

Go to and simply import your Listsource CSV file.

From there, simply setup a tier for incentive to do a better, more efficient job in both construction and sales.  

But my immediate thoughts:I think tenants would simply not call.

Do they collect rent like an apartment complex or are they simply a contact point for residents?

At least one bank I talked to simply didn't have a box for an LLC buying a single family residence...In my experience, you have to sit down with a very good mortgage loan broker and a very specific situation to find out really what your options are.  

we were lucky in some respects, but ultimately, hard work, nose to the grindstone & living simply well within our means does it for us.  

I will say that in most instances it makes more sense (unless you really want to get rid of one tenant or the remaining tenant absolutely refuses to extend the lease with vacating tenant's name still on it) to simply extend the lease, because you have two (or more) people to go after which increases your chances of recovering your money.