Locking the rate at 5% was the plan, I received the loan documents yesterday with the 5% on them yesterday and before I could get it signed and locked in, they called me and told me the rate was going to change to 6.5% and the 5% wasn't valid.

Utilities paid for by owner (gas and water/sewer)4.

Driving around clients is going to cost gas, plus you're going to detail your car once a week to make sure it's always clean when a client gets in.Some brokerages charge a desk fee - usually $100 but I've seen these range as low as $50, and as high as $600Emotional cost:  HEAVY.Working as a full time agent is pretty tough. 

As for the utilities in tenant names (gas and electric), I called the companies and had them set me up on a sort of "landlord plan" where it notifies me if the account is about to get shut off, then auto-reverts to me once the account is shut off. 

I have a 2006 Ram 1500 that only gets 10-12 MPG but I have a 1995 Subaru that I drive daily so gas mileage isn't really an issue.  

Just like we were talking about, they did not list 1) CapEx; 2) Vacancy (at least 5% no matter what anyone tells you); 3) is there gas? 

Yes, it's a large sum, but there was a previous all cash offer on the property and Kevin, while he is using a Mortgage, offered a higher Purchase Price and a higher amount for Earnest Money to be deposited on Contract.The Check for the Earnest Money on Contract was made out to the Seller's Attorney Mike as Escrowee, so I am assuming that the Earnest Money had to be deposited into the Escrow of the Seller's Attorney.Kevin then Applied for a Mortgage at a well known Bank.Title was completed and an Appraisal was ordered.Sometime around mid-June 2017, a few weeks later, the Seller's Step-Sister filed a Lien of Rescission to stop the Sale.When the Appraisal came back, the Lien of Rescission was discovered, the Mortgage Bank added the Lien as a condition to clear for closing.A Civil Case was filed against the Seller and the Case was suppose to take place around December 1st.Buyer's Attorney and Seller's Attorney agreed to postpone the original closing from 45 days after signing the Contract on June 13th to December 1st day, documented in email.The Case was then postponed to January 29th, 2018.Along the way, the Buyer's Attorney got sick and developed ALS.When January 29th, 2018 came, the Seller's Civil Case was again postponed to April 1st, 2018.The Mortgage Bank issued a statement that the Mortgage Contingency was no longer valid and has expired.Kevin then changed Attorneys.

Go to sleep with gas mask on?

If the p-traps in the waste lines are drained that allows sewer gas and smell back into the property.

I'd be curious to learn if there are any BP members who work for one of these entities who could add more insight and/or validate or refute any of my conclusions.