➡️ What type of existing flat roof material is in place?

Wasn’t sure if the flat rate would be on the high or low end honestly :) 

Pottery Barn, West Elm, and Crate & Barrel are a touch above without being excessive. 

I opted for a flat fee brokerage instead because keeping my commission was more important to me.

It's possible that the back-fill wasn't properly graded and excess water is running along the path of least resistance underground toward your house.  

In a market where it is increasingly difficult to buy real estate, where expenses are going up, and rents are trending flat or downward, what drives you to keep investing in income properties?

California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.

Now we have $100,000 in reserves, control $500,00 in property AND the residents are paying down the $400 while enjoying BBQs and flat screen TVs.

Only caveat is that I think real estate prices and rent prices would tend toward the flat side, but otherwise stable. 

Rolan, I would agree that paying 40% seems excessive given the fact that you and your wife are taking the most risk.