Indirect Expenses✅ Direct Expenses (Easy to Bill Back): Utilities, repairs, maintenance, vendor services (pest control, lawn care, etc.).✅ Indirect Expenses (Office Overhead, Admin, & Labor): Harder to allocate, but common methods include:2) Common Billing Methods🔹 % of Gross Rents – Many PMs charge 3-5% for admin overhead.🔹 Per-Unit Fee – Flat $10-$20 per unit/month for shared costs.🔹 Time Tracking – Track staff hours and bill properties proportionally.🔹 Software Tools – AppFolio, Buildium, Rent Manager allow bulk allocations.3) Best Practices✔ Use a Spreadsheet or Software – Track expenses by property before invoicing owners.✔ Be Transparent – Define billable vs. included costs in your PM agreement.✔ Avoid Surprises – Owners expect clarity on additional charges.

Quote from @Danielle Levy: Agreed with everyone on this thread, this does not warrant a lawsuit due to those things that could have been controlled by you as the homeowner.

In my limited experience with a similar service, they will send you leads and even make offers but you still need to do your due diligence and make sure it's a profitable deal for you.

If you don't have free cash available that limits lots of options, but if you do, that is another story. 

There are limited exemptions such as if you inherited the property where it would be allowed.There are technical means to navigate the 90 day rule but your best bet by far is to talk to the lender and let them know the situation and ask for their direct guidance.  

The PM I've hired has a minimum of 100K as a requirement, but would you recommend a higher coverage limit? 

The Orangeburg tends to narrow over time limiting the flow of sewage.

I'm in the process of transitioning out of Cozy due to the limited functionality and my dissatisfaction with the apartments.com merger.  

With the purchase option Bob has total control doesn't he. 

Trying to keep things simple with long-term single family rentals til I hit my conventional limit then will try different strategies with different funding options.