Most of the insurance, exterior maintenance, water/sewer, cable/wifi, furniture, smallware, included.

I'm assuming things such as utilities I will have to cover but how does the tenant get their mail or get cable or order a pizza.

They pay Trash, water, sewer and the tenants pay electric and other needs (cable etc).

Even I could see that lines weren't straight, dry wall was not done correctly and the electrical didn't look right.When we questioned the Gc about this he always had a different story - *he had drilled through the PG&E cable at his own house so couldn't be at our house that week as he had to tend to his own house.* he had fallen getting out of a cab and he couldn't walk for the next few days* he had spent all the money we'd already paid him on fixing up his own house and couldn't pay his subs that weekSo many red flags and warning signs along the way.

This year I tore our bathroom back to the studs, rebuilt it, re-plumbed the house and pulled out almost all the old armored cable in the house and replaced it with 12awg, built a fence, and tore up the busted concrete driveway, replacing it with a bigger gravel driveway.

I also send cover letters and flyers to every welding school, instrumentation school, and refinery in Kansas, Oklahoma, Texas, Louisiana, Arkansas, Missouri, Mississippi, Illinois, Indiana, Tennessee, Ohio, and Alabama.Amenities:  Washer/dryer and laundry detergent, kitchen with all appliances and utensils, cable tv in every room, wifi, sheets blankets and towels, soap, t.p. paper towels, outdoor grill. 

Where we are located, the city requires the water/sewer bill to be in the landlord's name, so the students pay the landlord the rent, water, sewer and trash and then the students pay the electric, gas and cable/internet directly to the utility company.  

Assumptions $8,106.00 Take Home Pay Income http://www.taxformcalculator.com/tax/150000.html ($2,611.60) Student Loan 230k, 10 yr amort, 6.5% ($150.00) Minimum Monthly CC Payment I have no idea how to calculate this, so I put this number in ($648.36) Principal & Interest 140k, 30 yr amort, 3.75% ($187.50) Taxes & Insurance 1.5% of 150k house ($179.69) Car payment 10k, 5 yr amort, 3% $4,328.85 Total After Leverage   ($2,828.85) Monthly Spending Even after $1k groceries, $200 gas, $200 cable+phone?

They are for a partner doing a 1031 who is cable of closing in 45days or less.

Rental Monthly Income $4,800.00 (8 rooms x 600) ------- 4800 x 12 = $57,600.00 Monthly Gross Operation Expenses Mortgage950.00 Taxes191.00 Insurance 166.00 Maintenance Housekeeping 216.00 Landscaping 60.00 Repairs 10% - 480.00 Operational Electrical 350.00 Water 150.00 Cable/Internet 150.00 Reserves 10% - 480.00 Total - $3,193.00 Annual Gross Operation Expenses Mortgage11,400.00 Taxes2,292.00 Insurance 1,992.00 Maintenance Housekeeping 2592.00 Landscaping 720.00 Repairs 10% - 5,760.00 Operational Electrical 4,200.00 Water 1,800.00 Cable/Internet 1,800.00 Reserves 10% - 5,760.00 Total - $38,316.00 57,600.00-38,316.00______________NOI $19,284.00 19284.00/46,000.00 (down payment) = 41% Cash on Cash Return (CCR)