Spring Break time is our best time but surprisingly July is our second best month.  

You shouldn't need to do a buy down and the break even on a buy down can be 4 years on average.

You need to expect to put 50%+ down to break even on most properties around here though as the average 3 bed 2 bath is going for 1.2-1.3 million right now.

I did walk away basically breaking even (probably out a few grand, but not losing my shirt) and with a much better respect and eye for a "great deal." 

If the utility companies are all different like the properties are in different counties you can put all the properties on Google Sheets/Excel and break the pages down by county and list the addresses going horizontally and put the things you are looking to track Taxes - is this not built into the loans on the properties? 

Quote from @Tim Delaney: @Marty Boardman thanks for sharing - just to be clear you put all your expenses related to the house under one capital improvement account t (Wip) and do not bother breaking them down into categories like kitchen and flooring and paint, etc?

Someone breaking into them, the damages, etc.   

But, in reality, when you add in the acquisition fee, the interest rate cap price, the renovation costs, etc, their real basis per door is significantly higher, and therefore need to sell at that price just to truly break even.4.

So things constantly break, repairs become more expensive, and in the case of Section 8 HUD with holds rent until repairs are made.  

Let's break down your questions and address each point:Profit Split:The 60/40 split seems reasonable given your significant involvement in the project.