Unfortunately, you could get three professional measurements of the square footage, and get three different "accurate" measurements.As for recouping the difference - if $56k is just an extrapolation of the average price per square foot - take that with a grain of salt.  3B/2B and the neighborhood probably do more to establish value than square footage alone.  

Average rents in area go for 1000-1100.List price: 125,000FHA 4% downAs-is income: 1775/mo; projected income: 2000-2200/moAnnual expenses:Taxes: 2800Insurance: 1200Water/Sewer: 1600Cap ex: 2000PMI: 1250Repairs/Maintenance: 1000Utilities(?)

Cary, I exclusively invest in bad mortgage debt (1st position liens) because it consistently earns me an above average return on my investment compared with other options.

Banks for lending purposes figure in 5% cost for loss of income yearly on rental properties. at least that's what mine had as average factored in on loan application.. didn't matter that I had had 100% occupancy with no income loss for 3 years on that property the bank still factored it in . 

Call the company up and ask what your average gain is from the first day you have had it.

Gross for 2016 was $30,163 (implies vacancy loses $283 per month)Bought in 2012 for $300k, monthly payment: $1499 -- $853 interest, $354 principle, $184 taxes, $108 insurance$482 average maintenance bill$196 in management fees$121 monthly water bill$120 monthly garbage billWhich brings a positive net of $99 per month in 2016.  

Of course your contractor would love to paint the whole house.. it might be ok if you just do the touch up again.I'd at least give that a try first..in one room and see how it turns out.Normal wear and tear it's rather average to expect to do interior painting after a tenant leaves.. so I bet your going to be hard pressed to keep $$ to cover that. 

On average, what % of the total sales price do you charge for up front option fee?

ARVs, average listing time, rents, cap rates, etc.

.- Property ownership in the area is:  30% rentals (11% above national average), 65% owner occupied, 5% vacant.- I'm impartial as to which group I sell to: investors or residential owner occupantsOptions:1) Since the lease ends June 30th, I could list it with a July 1st availability.