., thank you for copying and pasting an article from 2010 which has concepts already addressed.

Or if it's just that some agents are unfamiliar with the concept of hard money, what do you do to, shall we way, expedite their education on the topic?

It all depends on the tenant base as mentioned.The bad credit ones will wait and see if you pay the money to file eviction and will not care about the notice you give them.Make sure in your lease you have language that states the security deposit CANNOT be applied to last months or any months rent.If you do not have that in there you can be in trouble.Sometimes if the tenant is a good tenant that falls behind the landlord will let them apply the security deposit to catch up that one month if it makes sense.You need to get an written agreement in writing though signed by the tenant authorizing this.With college degree highly educated tenants the job is more stable,they have reserves for bumps in the road,etc.This is not always the case but works in your favor with percentages.With lower income the education tends to be less,they work 2 jobs to pay the rent,the rely on multiple incomes in the house hold to pay the rent,charity assistance,government programs,etc.The cash is more but you are almost a social worker and the drama that comes with it can be too much to deal with at times.

I to the liberty and added some healthy debate to your Bull vs Bear and Market Value doesn't matter concepts in that thread.Here is the other thread: http://www.biggerpockets.com/forums/311/topics/74564#

Sorry to be the dark cloud here.As a new lender and your buddy as a new investor, IMO, dump the whole concept of boarding house and that manager company there are devils in the details that you folks don't want to learn the hard way.

The concept of "date placed into service" is what determines this, I believe.

Otherwise the calculation is meaningless, you are just deducting $X from each and all comps.Same concept with the Car count for the garage, why would you deduct money when Subject has a 1 car and Comp 2 has a 2 car, the adjustment should be positive to Comp 2.

The whole concept does underline the important of us teaching our children what we're doing and why we're doing it.I talk to my daughters all the time about the real estate businesses.

How long does it typically take a small MF project, from conception, to ground breaking, to CO?

Matthieu,The concept is simple but it is real work to do it.