Was last year abnormal or you think the normMy guess is you will spend a lot more than $200k on an attorney with benefits etc. but if it cuts down in expenses it definitely is something I would consider and even if it costs a little more, having control with having someone in house does reduce unknown costs and risks. 

Walk us through a solution that doesn't involve government command and control.

Like you I also have the RE license to keep some of the commissions and better control. 

Take back your control of the property; the tenant doesn't get to dictate terms.

In the alternative, everything seemingly goes well, he has lied on his application (very dumb move) which you don't control and down the road a year or two you get a "knock, knock" on the door from some very stern men who want to talk to you about the transaction.

best wishes  i dont do gap funding at all.. so no.. not something I would do we do JV deals every week but we have zero debt all cash and we control the process. 

There's lots of opportunities in developing neighborhoods, but also seems a bit saturated at the moment.Also, definitely budget security (remote control cameras, alarm system, etc.) for your properties, as there are a lot of people who occupy themselves by breaking into houses and stealing anything they can sell.Lastly, there are a ton of contractors looking for a quick buck.

Work with a lender and real estate agent familiar with Westchester to get precise numbers.

There are too many factors that you cant control .

Honestly I never know precisely, as I'm constantly buying and selling, and frankly I neither know or care.