Under paragraph 11, titled Maintenance, it says:“Tenant shall immediately notify Landlord, in writing, of any problem, malfunction or damage with any item on the property.

In my past dealings I always include an 8% line item for property management in addition to my 10% for vacancy and 10% for CapEx/Maintenance.

One Podio question for you - do you treat properties and sellers as separate items in Podio and just link them with a relationship?

There is nothing growing on the walls or anything, but if you go in there and sit on the couch or the bed it feels cold and damp like it was in a refrigerator or something.I don't believe there are any leaks or anything, I pay for the water bill and the bill is very reasonable, ~100 bucks a month for all three units.There is a crawlspace on the other side of the wall of her unit where the water heaters for the units reside and there are various things stored like yard tools, is it possible that rain water is getting into there somehow and leaking under the floor, humidifying the room?

This is also your first point at which some degree of error can be introduced, as AVM's are typically based on public record sales, and public records don't include attributes like view, curb appeal, and other less tangible items that can effect price.

There are a few non-negotiable items like a new roof and refinishing the hardwood floors, but I will be able to cheat on the kitchen and the bathroom.As far as an ideal tenant, I really just want a family that has stable income and won't destroy the house but will also go the extra mile and look after the house and neighborhood.

As long as the other items I just mentioned above do not exceed an additional $622.63 per month then you should qualify for that loan.

@Ben Leybovich, I don't think you need to comment on your business at all- Im sure if the reviewer readssome of your stuff, they will have an idea what is in store.

Chances are once she sees how much money it'll cost she'll be singing a different tune.Now as far as your rights as a landlord and hers as the tenant, here are a couple tidbits from the California Department of Consumer Affairs website (http://www.dca.ca.gov/publications/landlordbook/sec-deposit.shtml):"California law specifically allows the landlord to use a tenant's security deposit for four purposes:For unpaid rent;For cleaning the rental unit when the tenant moves out, but only to make the unit as clean as it was when the tenant first moved in;For repair of damages, other than normal wear and tear, caused by the tenant or the tenant's guests; andIf the lease or rental agreement allows it, for the cost of restoring or replacing furniture, furnishings, or other items of personal property (including keys), other than because of normal wear and tear."

My recommendations are going to be more difficult and specific than the above, but they will serve you well for life.Learn accounting - if your high school has a course, take it, if not, get a managerial accounting book and learn the basics.Learn MS Excel - there is not a single real estate investment that can't be modeled using MS Excel, and know how to use it well will put you light years ahead of your peers.These two action items alone will make a huge difference in your future.My last piece of advice would be to start changing the way that you think.