And yes, 1,000%, if doing self-managing you should not work for free and need to be allocating some rate for self. 3) That is actually accurate in this instance.

For instance we are raising rents now because we put in a laundry facility.Morale of the story is to close on a deal quickly, then be the go to guy for off-market deals by doing what you say you'll do.

Lease has double sided tape specifically cited that includes a charge for each instance.

In the instance you refer too, this is in florida and I have seen in FL defendants get attorneys fees covered.

Rent rate increases out pace p.tax and insurance rate increases in every instance but the most miniscule of time lenses. 

Large Metros get this.You should be looking in growth markets which have higher cap rates - but the future projection is they will decrease.Mid-west for instance. 

I agree that in the instance of a few single family homes, you're probably going to sell them for more by just listing them individually.

For instance, property tax & insurance expenses.

The only instance in which that would be appropriate would be if they need payment flexibility, as most HELOCS only require a interest only payment.

For instance, depending on your location insurance costs could be much much higher than indicated in the book, construction costs are a lot higher, etc.