They're there precisely so you can easily look up tax records.Now let's have a go at the comps.

If I adjust for three of the units paying their own electric than my approximate electrical usage drops to $2066 per year which increases cash flow to $5,248 annualy.Here are my numbers as they currently stand:  Assumes $700 mo for the owner occupied unit than 500, 550 and 350  monthly.All tenants are on a month to month so I am not locked in with them so if they don't wish to pay their own electric I can move new tenants in.InputsResultsPurchase price:$105,000Down payment amount:$21,000Scheduled monthly income:$2,100Total out-of-pocket expenses:$22,200Other monthly income:$0Vacancy rate (%):5.00%Debt Service Calculations:Number of Units4Blended rate:5.500%Financing information:1st loan amount:$84,000Down payment (%):20.00%1st loan monthly payment:$4771st loan portion (%):80.00%2nd loan amount:$02nd loan portion (%):0.00%2nd loan monthly payment:$01st loan interest rate:5.500%Total annual debt service:$5,7231st loan term (yrs):30Amortization (yrs)301st loan closing costs:$1,200Income and expenses:2nd loan interest rate:0.000%Gross scheduled rental income:$25,2002nd loan term (yrs):0Gross other income:$0Amortization (yrs)0Total gross income:$25,2002nd loan closing costs:$0.00Less vacancy:-$1,260Total annual operating expenses:-$15,114Operating Expenses (annual):Net Operating Income:$8,826Real estate taxes:$2,300Annual cash flow:$3,103Insurance:$900HOA dues:$0Management fees:$2,640Rates and ratios:Legal expenses:Capitalization rate:8.41%Marketing:Cash-on-cash return:13.98%Landscaping and snow removal:$0Debt service coverage ratio:1.542Maintenance and repairs:$1,320Reserves:$528Other Calculations (precise in one-loan scenarios):Supplies:Minimum desired DSCR:1.2Other:$0Purchase price to support minimum DSCR:$134,935Landlord paid utilities (annual):Average Cap Rate Supported (based on local area):9.6%Garbage:Water and sewer:$2,052MAXIMUM purchase price to support required Cap Rate$84,730 Electricity:$4,210Gas:$1,164Phone/Cable/Internet:$0

Are you aware of more precise areas?

Hi @Ella Miller,We are vacation rental property managers and relocated from Miami to the Kissimmee area near Disney for precisely the reasons mentioned above.

That is precisely what I figured re: loophole, and since you have successfully done several I defer to your experience. 

Over time, unload any properties that aren't performing, try to get more precise with the next property.In cases where you do a rehab or a BRRRR or something, seems like you can get a better idea of your expected capex, since you know the condition of everything.But heck, what do I know?

Of course, there are other numbers to take into account if you want to get more precise, like appreciation/depreciation, plus the opportunity cost of the dead equity....but to say owning a house is purely a liability isn't totally accurate. 

I am getting a loan for one property now talking to three different lenders they all tell me 5, the only one that was precise told me 5.25.I have no debts whatsoever high salary, no dependents, no mortgages, nothing and a credit score of 763One of them told me that I am getting a hit because the amount (home is priced at 75k and im likely to pay it 62 or so).

BTW: This is precisely what your lawyer is getting paid to do.You also should have prepared estoppels and reviewed them with the existing tenants - making adjustments as necessary - and had the tenants attest them.  

For the precise rules in your state, consult the website of the state agency that handles business filings.