Rent estimates are an art and a science.

I created an electronic google doc time tracker: Time LogContemporaneous time log of rental real estate activitiesActivity DescriptionTenant recruitmentTenant screeningNegotiating and executing leasesOverseeing repairs and maintenanceCommunications with tenants and vendorsTravel timeResearch for potential rental real estate (pub 925)Acquiring rental real estate (pub 925)Paperwork/bookkeeping/bankingResearch and purchase of materialsRent collectionEvictionOn-site cleaningBill paymentOther:Time SpentDateMM/DD/YYYYSubmit

Here is a breakdown: Queen bed frame: $400 - $700 High-quality mattress: $500 - $9,000 Pillows (2-4 per bed): $40 - $120 Linens (sheets, duvet, comforter): $150 - $300 Blanket: $50 - $75 1 Bedside tables: $40 - $150 1 Lamps/lighting: $40 - $75 Art decor (2 pieces): $100 - $275 Bathroom towel racks, dispensers and soap racks: $100 - $200 Makeup mirror: $20 - $80 Hair dryer: $20 - $60 5x7 rug: $75 - $250 Small vase with plant: $20 - $50 3-ft decorative tree: $50 - $150 Two window curtains (with rods): $80 - $150 55-inch TV: $375 - $500Total cost per bedroom will range from $2,320 - $3,545 

I worked with HomeTeamVR in a different capacity (as an art vendor they sourced from for the design portion).While I can’t speak to the PM side, I do know that other STR design companies tend to charge significantly less for design ($2 per square foot), sourcing ($12 - 15 per square foot for the decor), and install, and are generally more transparent throughout the process.Sorry to hear you went through such a stressful experience.

"but it's a store of wealth, a store of wealth, store of wealth" uh-huh, yeah I got that, it's a store of wealth just like real estate, gold, stocks, fine art, collector cars, collector cards and about 427 other things people use as stores of wealth. 

Assuming the property meets all licensing requirements expect higher GL premiums because the childcare use will be perceived as a higher risk than say leasing the same space as an art studio. 

She needs a gate she can open not necessarily an electronic gate. 

IT is more art than science and you will never know until it is to late.  

subject to" is the art of taking over an existing loan when you buy a property.

Dallas duplex market vs. your budgetDuplexes in Dallas proper often run higher than $400k, especially in hot submarkets (East Dallas, Bishop Arts, etc.).But if you look just outside (Garland, Mesquite, Arlington, parts of Irving), you can still find duplexes closer to that price point.Most will not be “fully turnkey” at $400k — which actually works in your favor since you’re planning light cosmetic upgrades.2.