The population there has actually declined over the last 10 years, so I'm not sure the rental demand is that strong.

General rule of sales.....if you NEVER get any pushback on your prices being too high, you are WAY under priced.Market dictates price and demand...... there are plenty of markets that have very high rent and very low vacancy because that market can support it.Do your research.....local adds on Zillow, Craiglist, rentometer, local PM's...lots of info.....I generally try to stay just a tad below market to increase my pool of applicants, increase my chances of getting a good tenant and then plan of slowly increasing rent over the years if the market can support itIts is a balance..... turnover can cost $$...... but being underpriced can cost you more sometimes...

But of course the contractor could play some games with the "discounted rate".I'm hoping others will chime in as I'm sure others have done this.

Don't play with fire.

That being said, Truckee is AWESOME and always in demand for Bay Area and Sacramento visitors. 

Thanks for your input, I will play with those figures.

How do you see your time as a PM for a GC playing out in investing-do you want to fix and flip, buy and hold, locally or at a distance?

That is the area with really good school in walk distance and rental there in high demand.

I think you are playing it smart! 

Now, I’m paying myself in the lower 5 figure range after product cost, marketing, employees, and reserves.Do I double down and open a new business in the same market, or play it safe and start investing the cash on hand?