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Start with the cost of losing the tenant, not just the advertised gap. Estimate likely vacancy time, preparation, marketing and any refurbishment, then compare that total with the extra rent you would actually collect over the next lease term. A reliable payer with a good maintenance history has...

With that many systems in a small building, I’d initially hold 15–20% outside the working scope, leaning toward the upper end if walls and floors have not been opened. Ask every bidder to state assumptions and exclusions in writing, especially for electrical corrections, concealed plumbing and...

First make every agent state the fee basis and exclusions in the same format. Ask for a written list of photography deliverables, where inquiries go, who qualifies buyers, who presents offers, and who stays involved through closing. Also ask for the name and role of your routine contact—not...

I’d base the decision on whether the property still works under an unpleasant scenario: higher repairs, some vacancy, and no price appreciation for several years. Also keep enough cash after closing that one major expense does not force a sale. A crash forecast is not a plan unless you have...

Before splitting it, what exactly does the +4.7% measure: asking prices, completed prices, or listing volume? The same applies to 26 days—active listings and completed transactions answer different questions. I’d start with exact property type, then neighbourhood, then condition. Otherwise a...

Run a scripted property through each candidate from import to withdrawal. Change the price, replace a photograph, move a viewing, correct the school information and produce a revised document. Record every manual entry, every place stale information remains, whether the change is attributed to a...

Use a clear, reasonable response deadline, but not one so tight that it feels theatrical. If there has been no competing offer in 79 days, pressure tactics may add irritation without giving you much advantage. A short note about condition, completed comparables and reliable financing is enough...

How are you defining days on market when a property is withdrawn and relisted? Before comparing countries, establish whether each feed preserves the original listing history or resets the clock. Otherwise the integration may be technically smooth while giving buyer representatives misleading...

Separate recurring costs from irregular ones. Recurring: management, property tax, insurance and expected vacancy. Irregular: repairs, replacements and turnover work. Convert the irregular items into an annual reserve rather than assuming a good first year is normal. Then compare three cases...

Require a written exclusions list with each proposal. Ask specifically about demolition and disposal, wall repair after trade access, damaged subfloor, plumbing behind cabinets, patching after electrical work, permit-related work, protection of retained areas and final cleanup. The gaps between...