no, you are not. therefore, that is why i built in the utility payment. as far as option 3 goes, i do like having the ability to bill overages back to them. however, i am not looking to suck every single penny from anyone. if it goes way over, that will be not so great, but you are collecting so much in rent each month that you should be able to afford it. many people will disagree with that but i have always operated from a place of fairness and never gouging anyone for all they are worth. i use to furnish my places and i do not anymore. i will throw in a few small items here and there but that is about it. it has not made too much of a difference so i have shied away from it the last few years. i also think it depends on your market. if furnishing the place is commonplace, then i would prepare to have a few pieces of furniture ready to go. as far as fair housing, that can be tricky as you know. lets talk more in depth about that so you can be more comfortable with it. happy to do a call with you if you would like. i think you are dead on with trying it as a pilot in one of your units. i really like that idea. i think that would be perfect for you. 

@Jay Hinrichs Or you could just ride Jays coat tails and call it a day. 

Well the tenants tore out all the copper wiring like all the naysayers told me they would - JUST KIDDING!

USA made quality furniture for pennies or even free.

Especially if they have pets.Some people need to sell their home first and may choose to rent after they sell while they look for the next one.Some people, probably a lot of people, have the income, but cannot save a penny for down payment or have bad credit....therefore forced to rent.$1000 for a house now is probably at the very low end of the spectrum....I don't know Houston, but I would think 1bed apt might be pushing $1000/month now.

If you bought it in 2010  for $150K and it's $300K now you're going to pay a pretty penny in capital gains.  

I was able to buy 10 properties not using a single penny of my own money.

Understanding how to save money is key --> this doesn't mean penny pinch/pound foolish, it means; where are the biggest percentages of my income going and how can I reduce those 2.

It's worth every penny not to chase tenants. 

If you plan on doing what you are saying then get the securities attorney's advise before you advertise or take one penny.