@Bill B. check with a RE atty. regarding depreciation recapture. 

We get to go through peoples situations and find every possible write off / tax savings possible and massively lower their tax bill in many cases 

This can help you manage your tax bills better.Professional Image: Running your investments through an LLC can make you look more professional to lenders, partners, and tenants.

This account includes ESCROW IMPOUNDS being collected for the payments of taxes and insurance bills as their occur. 

One property that I bought had a judgment from where the owner got in a bar room fight and injured somebody who sued him for medial bills and got a judgment.Un recorded liens like welfare, DPW, and some state liens are not recorded.  

I have rent charges set up automatically for the duration of the lease and issue new charges each month for utilities I bill back to the tenants. 

Lower electric bill, carbon foot print, blah blah blah. what's not to love.BUT I'm in Florida, not sure about you.

If Dani is following this thread still, do be aware of assembly bill 968 and how it affects do it yourself flips. 

If the landlord has three bills and they show a significant drop in use around the time the home froze, that would indicate the heat wasn't being used.

Very poor credit.Truth is many gurus will say its easy to get HML, but if you have poor credit and a history of not being able to pay bills, why would a lender give someone money who already cannot pay bills and has zero real estate experience and zero money funds to do something they never did before and expect it to be successful?