Thanks to all for your help and good luck out there.Ben It is not recommended to give up your write offs and if you do there could be fraud accusations later on.My best advice is to work directly with a lender and build a relationship.  

Can anyone tell me ROUGHLY how much I am looking at to hire a licensed guy/girl to separate both gas an electric to be on it's own meter?

My girl lives here so moving here was the best decision for the both of us for now.

She was my tenant for over 2 years, very nice girl.

HUD dictates occupancy in housing and has guidelines as to size of rooms required for a bedroom, as I recall it's 70/80 sq ft at least 7' wide (allowing a bed) and ceiling averaging 7' or more in that calculation (like attic spaces).There are gender and age requirements, where small girls and boys can double up but older kids must have their own room or be with the same gender.

He is the last of the true male DIVAS.Easy rock, jazz and I can be a bluesy kinda girl too

It would be difficult for someone to make the false accusation of discrimination.

If I ever hear anyone ever accuse landlords as being heartless, I'm sending them to this thread.

I have never put more than $10 for an earnest deposit ever since I lost $200 on a deal gone bad.Now I spend a lot of money on marketing, direct mail, bandit signs and I even pay girls to walk neighborhoods and hand out my door knob hangers.

@Stanley Okazaki Not sure what your screening process is, but there were a few good suggestions you should use moving forward from @Dan Perrott and @Alberto De jesusYou should also have screening criteria somewhere in case you're accused of discriminatory practices.