You may have to go to appraisal (an informal arbitration process) when there is a dispute regarding the value of a loss.

BP, I need your thoughts with an issue. In short, I have 3 female roommates where one has been there for 3 years (before I owned the place), one has been there for a little more than a year and the third just moved in...

I have already contacted my credit card and they say that I have to give them 30 days before I can dispute the charges and be issued a credit.

I use Appfolio out of santa barbara, ca its definitely not free and my property mgmt company passes those costs down to me which I think is around 50-60 bucks a month based on number of units under the service.I am able to see all reports from rent rolls, cash flow statements / trailing 12 month cash flow, tenant ledgers, maintenance requests, dialog between tenants and mgmt staff, resolutions to maintenance requests, move in pictures, move out pictures, or video, and many more features.What I like is that it allows the vendors to be in a dialog/text/chat box so they are prepared (vendor) prior to job assignment with lockbox codes, scope of work and pictures before they even go to the site so we dont waste time figuring things out and run up a huge $$$ bill for lack of efficiency.

DetailsPrice $80k (ARV $125k)Repairs needed $15k$12k down, Owner finance $68k 20 year fixed at 5.5%Insurance $1200 annuallyTaxes $1671 (Overvalued on tax assessment, I may dispute)Rent $1200PITI = $707CapEx = $120 (10%)Vacancy = $60 (5%, I typically run lower than that in my multi-families)Management = $50 (what I pay on my other units)Monthly Cashflow Estimate= $293It's a pretty minor renovation compared to my last few and it's within 5 minutes of my house, that combined with the owner financing make it more attractive to me than it might otherwise be. 

http://www.eastbayexpress.com/oakland/how-oakland-landlords-prevail-in-rent-disputes/Content?

I'm not one for New Years resolutions cause I'm like the rest, set an arbitrary goal and forget about it in a couple days.

My 2016 resolution is to have a property bought and rented in the next few months.I have realized that my financial situation is not so uncommon and I can overcome any obstacles in my way with help from all of you.  

Landlord friendly States enforce contracts such as leases fairly and the courts allow quick access with quick resolution (i.e. eviction) if necessary.

i have been in and out of BP for a long time and i am curious as the year is ending where what is your new year resolution for the next year weather it be just making more flips or just creating a better team.