Shipping is not as reliable as I am used to, so I would recommend planning for shipments a week before you need them just to avoid the frustration. 

I am using the credit union again for another property I have under contract, now. 

That is due to our rural location and DSL.I am using the Schlage Smart Connect and it does require a Z Wave hub.

I am using Buildium on a 10 unit I just bought. 

How serious people take this ABCDF thing just amuses the heck out of me.

The setup I am using is as follow:each property is in its own land trust, each land trust has as beneficiaty, a single member LLC in the same state.Each single member LLC is owned by a multi member WY holding LLC.I have a C corp as property management for all my properties.This structure is probably way too expensive in your case for a single property but let me explain the main reasons of this setup.land trust: create anonymity and some liability protection (only in FL).single member LLC: create the inside liability protection for each property, avoiding propagation of liability to the other assets.

Guess the only thing I will miss are the amusing stories.

Using the tax package I am using, I am running into the following questions:I get this popup from the tax package:Special StepsIf this activity was a passive activity in a previous year and you're carrying forward losses from the activity to 2015, or if you sold or disposed of part or all of your interest in this activity or property used in the activity, follow these steps:Click Show Form and then Whole Form (or just Whole Form if the form is showing at the bottom of the screen).Scroll down to Part IV of the form, "At-Risk/Passive Activity Questions."

The best way to communicate with a deadbeat tenant is with a Deputy Sheriff's knock on the door delivering process.I'm a professional writer and have a file full of 'threatening' notices which work maybe 10% of the time (and only with law-abiding tenants with something to lose).Creating and sending them is mostly an exercise to amuse myself.

the thing is not about title insurance, the thing is getting the title company, I am using the seller's, just to not make a fuss and also because they are genuinely reputable and good folks and I have an open line of communication with them, the thing is to have title insurance cover the liens exceptions list mentioned on auction.com, does a FULL search cover these liens exceptions, and can you even have a report comprehensive enough to cover all liens exceptions?