I've been devouring all the information I can get my hands on lately and am extremely grateful for sites such as this one which offer so much guidance in one place.I currently work as a server at a restaurant at night and work a few odd jobs during the day doing things like landscaping, light construction, and interior painting.

Many buyers like the ability to move into a new house and, if contracted early enough, be able to pick out the fixtures, paint, flooring, etc.

Your 2% reserves is light to me - to me reserves should cover at least a roof replacement and 2 appliances or the cost of replacing a water heater and an AC unit minimum.

They also put weatherstripping on exterior doors and replaced some fixtures with low energy fixtures.  

This includes replacing all older AC units, updating kitchens with new countertops, paint cabinets, updated light fixtures, including ceiling fans, updated vanities in the downstairs 1/2 bath and a few others odds and ends for the place to look updated.  

Unbelievable factory like results, with a gorgeous sheen, and way less trouble than my old method.It only takes a tiny bit of effort to get even coverage with the clear, i had to get the lighting at an angle to effectively see the wet edge of the clear going on.

My 150 year old brownstone I allocate $2500/yr for maintenance which is likely a little light, a newer place I'd say $400-500/unit.

Once you reach the larger buildings, you normally have on-site maintenance staff that handle light switches, toilets, etc. 

of course, but i learned from that too. no one has ever set out to do anything and learned how to do it with out first learning how not to do it. the greatest story i ever heard was about the assistant to thomas edison. when edison finally invented a working light bulb, ( which by the way took him 10,000 tries), he gave the bulb to his assistant to carry upstairs to the testing lab. the poor kid tripped on the stairs and broke the bulb. edison simply made another one and gave it to the same kid again to take upstairs. when someone asked him why he gave it to this kid since he broke the first one, edison simply said " i bet he won't do that again". he was right. learn how to do something wrong the first time to learn how to do it right the next time. get out there and just get going...... good luck to you

Can someone please shed some light that has experience in Massachusetts preferably Fall River as each town might have different laws.