Sometimes, it's just better marketing (aerial photos, standard photos, survey) and sometimes it's doing perc tests and getting it build-read for a developer.I hope that helps.

Our thesis is that there is a critical shortage of inexpensive but quality housing in the US.

Is the standard cut for the co-lister really 25-30%?

I have gotten 90% financing for more than 1 first timer because of their credit and the quality of the project.You need to be very liquid using credit unions for the purchases of shell houses cause the rehab will be on you. 

S8 standard voucher amounts INCLUDE all utilities.

Could you clarify if this is standard practice with the property management company?"

He hasn't been impressed with lead flow & quality.  

I have been considering joining AAGLA and know they have lease forms and other forms, but it is $199/yr.In the next couple months, I am looking to get a standard CA NAA lease written up with RUBS for water and sewer billing and a requirement for the tenants to carry their own renters insurance policies with $100K or so (if there are recommendations around this please let me know) liability limits.Does the community here have any advice on how best to do this and where I could get a lease form that does the trick?

Here's some hopefully, helpful cut & paste info:------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

I explain they will have difficulty renting a quality unit, that I will ding their credit, that I will attempt to garnish their future income to recover what they owe.