Closing is a skill and the most critical. learn how to ask for the order and take control. 

The Pollution Control Board had caught on, and he was being fined $1,000 per day.  

Here are my favorite books:Multifamily Millions by Dave LindahlThe ABCs of Real Estate Investing by Ken McElroyThe Complete Guide to Buying and Selling Apartment Buildings by Steve BergesCommercial Real Estate Investing by Dolf De RoosTrump: The Best Real Estate Advice I Ever Received by Donald TrumpTax Free Wealth by Tom WheelwrightCommercial Real Estate 101: How Small Investors Can Get Started and Make It Big by David LindahlRaising Private Capital: Building Your Real Estate Empire Using Other People’s Money by Matt FairclothThe Definitive Guide to Apartment Marketing by Josh GrilloInvesting in Apartment Building by Matthew MartinezCrushing It in Apartments and Commercial Real Estate by Brian H MurrayThe 7 Secrets to Successful Apartment Leasing by Eric Cumley2 Years to a Million in Real Estate by Matthew MartinezBurn Zones: Playing Life’s Bad Hands by Jorge NewberyCommercial Mortgages 101: Everything You Need to Know to Create a Winning Loan Request by Michael ReinhardIt’s a Whole New Business!

• Red flags when evaluating a house or contractor• What kills deals most often• Tips for keeping holding costs under control• Things you wish you had budgeted more (or less) forAppreciate any insight, war stories, numbers, or guidance you’re willing to share.

Most people focus on cash flow and appreciation, but REPS really lets you take control of the tax side.

The property manager's ledger now shows:• 3/15: Manager's crew - HVAC filter replacement - 1.0 hours• 3/18: Owner - deep cleaning between guests - 4.5 hours• 3/22: Manager's crew - landscaping - 2.5 hours• 3/25: Owner - plumbing repair - 2.0 hours• 3/30: Owner - restocking supplies - 1.5 hoursThis creates a third-party verified record.Your hours aren't self-reported in a spreadsheet you control.

.🛒 Retail Sales Point to a Cooling ConsumerSeptember retail spending grew just 0.2%, and the control group (the GDP-accurate one) slipped negative.

Having said that, be mindful of rent control so if you are looking for cashflow there are likely better options unless you are picking the property up for a very solid discount.

And as you stated, you save a ton of money on the back end and you have way more control over timelines without a GC being involved. 

If you are waiting 21 days to even hear back from your tenant, who is in control?