The courts also shy away from awarding specific performance in the instance of real estate disputes.  

For instance, there is nothing in the law about keeping security deposits in separate accounts. 

Typically its because the first appraiser is just a goof and doesn't know what they're doing.I really think the problem is that they see what we paid for the properties and just assume there's no way we could have gotten such a huge discount so they find irrational ways to comp the property "down".But that would be my suggestion in your instance.

D- Magazine with an article suggesting that the top end of the MF high end apartment market is in really bad shape from a pricing perspective.I think this is an early sign that we are seeing the end of the boom in Dallas. 

@Ali QudsiUnless you are some not-for-profit organization - you will be required to pay property taxes.There are some instances that you buy a newly developed land/building and the county strikes a deal with you that you won't have to pay property taxes for X years but will ultimately have to pay them once the period is over.You can decrease your taxable income related to rental properties with depreciation.

Looking at the numbers CAPEX and repairs add a huge amount to the monthly expenses.For instance, this third deal:Monthly Income: $1,100Monthly Expenses $1,134.14Monthly Cashflow: -$34.14Pro Forma Cap: 5.22%NOI: $5,215Total Cash Needed: $11,050Cash on Cash ROI: -3.71%Purchase Cap Rate: $5.73Sale Price: $91,000Closing Costs: $2,500Renovation Costs: $4,550 (5%)TOTAL PROJECT COSTS: $98,050Down Payment: $4,550 (5%)Loan Amount: $87,314.5Loan Points: $864.5 (1%)Amortized: 30 yearsInterest Rate: 5%P&I: 468.72Total Cash Needed: $11,050Property Taxes: $2,184/yr2% Rule: 1.13%Initial Equity: $12,685.50Gross Rent Multiplier: 6.89Debt Coverage Ratio: 0.93Expense Increase: 4%/yrIncome Increase: 5%/yrProperty Value Increase: 4%/yrCash on Cash ROI: YR1 (-3.71%) YR2 (-0.63%) YR5 (2.64%) YR10 (9.76%) YR15 (31.56%)Annualized Total Return: YR1 (2.48%) YR2 (22.27%) YR5 (26.37%) YR10 (26.47%) YR15 (22.20%)Total Profit if sold: YR1 ($274) YR2 ($5,469) YR5 ($11,251) YR10 ($24,701) YR15 ($70,982)Expenses:HOA: $82Insurance: $66Taxes: $182MTG: $468.72 (@5%)TOTAL: $798.72Vacancy: $110 (10%)CAPEX: $190/mo (~2.5%)Repairs & Maint: $380/mo (5%)TOTAL EXPENSES: $1,478.72These expenses are different than the $1,134.14 mentioned early on.

For instance, if I was to find a good real estate deal and I convinced another investor to contribute 50% of the  funds, would I have to provide a contract to basically say I wasn't going to steal his money?

For instance, you say you aren't interested in house-hacking, but that you're eager to get started.

For instance West Virginia has a reciprocal agreement with Virginia....but will refuse to issue a license to a Virginia licensee that lives outside Virginia, even though no law or regulation states that they can or will do that.

In instances of purchase of property, lease is executed subsequent to buyer entering into a rental lease agreement with inherited tenants.This agreement is preceded by review of due diligence documents provided by seller to buyer.Tenants acknowledges that Agent is entering into this Lease in reliance on the information contained in Tenant’s rental application and or all other information provided to Agent by Tenants or Tenant’s current landlord/property management team in the event of a property sale, all prior to this lease agreement.