I've been religious about this because I know how easy it is to lose track of what you're spending when it's all going into and out of a single pot.

Now your net is down to 15k (10% return) and mine is at 35k (14% return). 

In 2022 I also sold my money pot personal residences for $961,000 and purchased it for $154,000 in 1999. $500,000 was tax free due to being married.  

There is always more than one way to get to the l pot of gold.

He is nothing more than a wannabe investor that doesn't have a pot to piss in.

That's it, but a) print out a page for each property you think is comparable, b) make the list of repairs long and inclusive of everything you've done. c) Put larger items first like kitchen remodel......and don't just say 'kitchen remodel', list things like 'custom backsplash tile/Bosch appliances/recessed can lighting/pot filler/etc. d) Cite the price/value of the work done, and don't be afraid to be generous.

If clients are going to take pot shots at their PM..

I was skeptical but after seeing one go through the net I realize how powerful and legitimate all of this is.

They don't care if the tenant wins.And then you can look them in the eye and tell them that you both know the tenant is smoking pot. 

I guess I should have just shot him a PM instead...sorry if I'm stirring the pot and taking away from the conversation.