2) Anyone have suggestions on collecting rent electronically?  

Can you paint, do landscaping, teach exercise classes, or painting?

Yes, dues and assessment can eat up your cash flow, but you also (again, in a good association) are getting something in exchange for the dues dollars such as management, insurance, Cap ex, all exterior maintenance and repair, landscape/snow, common area care, etc...

New furnace and possible AC, deck refacing, plumbing repair for one bathroom (ceiling leak), and 600sqft landscaping under the deck are the major updates needed.

The only major renovation projects for this property are a horribly done master bathroom remodel that will have to ripped out and re-done, the well needs some TLC, the exterior was painted or horrible color, and the landscaping was not cared for and thus all died (due to the well having problems). 

Josh L.Most markets affected by technology go through a phase of contraction, but never quite disappear (think physical books, electronics stores, video rental). 

I think you'll like it here; the landscapes are very beautiful and we do have all the seasons here, too; although, we don't get too much snow.

We have a PM, but I also have built relationships with other professionals (landscaper, flooring guy, HVAC guy, painter, handman, etc.) in the area because I'm more comfortable with the vendors and contractors that I have had complete work on the house before.If doing everything yourself, I'd imagine that "how far is too far" is really only a function of your own tolerances. 

I own a townhouse in a community of about 40 townhouses...they typically have about $25-$30k in reserves, and that is more than sufficient...but they also are only paying for landscaping and snow removal with it.

From landscaping to plumbing and etc..