I commended their honesty and reaffirmed my commitment to covering the initial occurrence.

There's a plethora of information on here that we never knew existed as a resource! 

Well I don't know if I can cover them all without seeing the house, all basements are different....and is it going to be living space, an STR, a granny flat, a game room, what?

In other words, selling costs do not cover what is literally celebrated as a gain prior to the selling.  

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620, many blemishes, but should have no evictions in last 2 years.

Land development is very localized with the zoning/land use and pre-requisites required to break ground largely dependent on the municipality. 

My monthly fee covers E&O insurance and Showing service  plus tech fees, so shop to see what you need, that would be minimum. 

They send snail mail to the property with a code to verify the properties existence.

I up the withholdings at my day job to cover sch C earnings through the year.

They cover Thurston and Pierce Counties last I checked.