I use RUBS water billing (w/o submeters) for ALL of my Properties.

Along with the entity formation expenses if you create the separate management LLC, you will want to have general liability and perhaps even E&O or professional liability coverage.  

N o need to create a new regulation when existing laws make it clear that contract is invalid if signed under duress or by mentally disabled person.The think about Craiglist doesn't make sense because those "wholesalers" you describe are like the squirrel on the wheel.

Hi everyone my name is Billy I’m a 39 y/o journeyman commercial diver.

If I dont claim REPS this year, then I will be able to use the 200K prior losses to offset capital gains o the sale of the 3 homes.I guess I save more money by not claiming REPS this year which is a shame since my W-2 next year will be less than 100K.

Quote from @Ed O.: It seems like the rate environment has finally crested for sure. 

What is likely to happen is you try to solve HER problem - just to have it repeat.You really cannot evict one person w/o evicting ALL OCCUPANTS.Know you think you are doing the right thing, but you are NOT.The only way you can/should assist the mother is if she files a police report on the other occupant.If mother is not willing to do this, do NOT get involved!

He loved my proposal to l/o the house, rehab it splitting costs 50/50 while I lived there rent free during the rehab.

Or should I just do CA?  

The inspection is very similar to your local U&O inspections.