Indeed.  Poor financial advisor had to sit there and hold a straight face while he asked me if I understood that I would have to make repayments on the loan.  Apparently some people think it to be optional ehheheheheh

I invest in suburbs that have proven track records in terms of capital growth, rental yield and also have low vacancy rates.  If you have all three, and you also know you can put the rent up each year, you almost can't go wrong.  Even if you buy them slightly negatively geared or neutrally geared, after a rental increase they'll be in positive cash flow terrain, and become more-so each time you hike the rent.

And so begins a very excellent and interesting debate.  Hey Terry what's your stance on this one.  As you say if interest rates go up, it eats into your rental yield which of course happens in both positive and negative geared properties.  I suppose the only solution is to have a slush fund of money or pay some debt down to reduce risk exposure.  What's your stance on this issue?  Are you thinking that with a high-growth portfolio there is always the option to sell a property off for a profit to pay down debt in the remainder of the portfolio?

Be sure that the remote is itemized in the inventory list, and is still there when the tenant leaves. For some reason, replacement remotes are quite pricey.

DWolfe has a fair point – the tenant can ask for whatever they like.  It is up to the landlord to decide which requests to agree to, and under what circumstances.

I have not replaced box gutters, but I know that regular colourbond gutters would cost around $1500 to replace all the gutters and downpipes on a 3br house.  $14k seems beyond ridiculous to me.  I would absolutely getting at least 3 quotes for something with that kind of pricetag.

If it is a genuine price, I wonder if it is because scaffolding is needed due to the weight of the wood??

Either way… 3 quotes!!!!  I would have thought the quote would look more like this:

Eaves $1500

Fascia $1500

Painting of fascia $1500

Total $4500

Have you asked your quotesperson to provide a breakdown to help you understand where the $14k goes?

Get a few of those 3M things that stick to the wall with little circles on them.  An extension lead can go up the wall, across the ceiling and back down again.  Pity about not being able to close the bedroom door but oh well.  As we said.  Tenant knew the product he/she was renting up front.  You do not buy a hatchback and then whine that you want it upgraded to a Porsche for free.

Here is a link that gives you a rough idea what I am on about

http://www.commandbrand.com.au/wps/portal/3M/en_AU/APACCommand/Home/Products/Product-Catalog/?PC_7_RJH9U523008J50I6JONUQD0KS2000000_nid=2MTXLPDDZ4beG43WLKMM87gl

You need to understand the property manager's mindset.  If you agree to everything first shot, it is less work for them because the tenant will be quietened and not contact the PM all the time.   So probably, the PM is trying to talk you into the heating.  It is fine to listen to their advice and opinion to help you understand where your property sits on the market in terms of demand, but you still need to think about it and decide for yourself.  If the place was empty with no tenant and all prospective tenants were saying "if only it had heating i would rent it" then sure.  But it ain't empty, is it

You also need to remember, you are the boss of this property.  Not the tenant and not the PM.  It's not a democracy.

As you say, the tenant rented the property knowing the facilities that were or were not there.  You can certainly discuss improvements, but I would not be improving anything for a new tenant, without hiking up the rent.  For something that costs $2k I'd be talking at least $15 per week extra.

What's the power outlet you are talking about?  Do you mean a powerpoint?  Why is it $300?  The powerpoint itself costs about $25 and then you pay for the electrician's time (an hour at about $80 per hour).

It is very nice that the tenant wants things immediately, but it doesn't mean they will get it.  The things I tend to immediately are problems with the electrics and plumbing that were already in place.  I also fix problems with windows and external doors immediately.  Everything else is not urgent and is a nice to have.  Maybe discuss the rent increase with the tenant in exchange for the heat pump.  Place the work order for the sparky to install it but be clear in saying to the sparky not to do the job any earlier than 6-8 weeks from today.  By the time he does it and invoices you, the tenant will be on the new increased rent.

You cannot forego the 60 days notice.

If the tenant is that upset about warmth, he or she can do two things.  One is put on warmer clothing.  The other is to buy him or herself a cheap portable heater from the hardware store.

Do not let your property manager bully you into doing things immediately just because the tenant wants it.  It is great to hear requests but they are just that.  Requests.  They are not obligations.

You could get around that issue by installing a car rotating platform such as the one pictured here;

http://www.alibaba.com/product-gs/479350921/Auto_Car_turntable_Car_parking_rotating.html?s=p

I presume it needs electricity, so there would be a requirement for commonparts electricity.

http://www.youtube.com/watch?v=qXo3NFqkaRM

http://www.youtube.com/watch?NR=1&v=xn4mI5MfQFQ&feature=endscreen