I like the multi unit office model, like multi family it brings down the vacancy risk, but also, in a small town I'd be looking at growth trends, incoming investments etc to confirm that use case for the long term. 

I am concerned that he/she is either filing bogus small expenditures OR performing services himself/herself and making profit.

Has anyone use RUBS (ratio utility billing system) on a small multifamily property (say 10 units or less)? 

@Alec Barnes one of the problems with communication is the different expectations.Agents and consumers all think PMCs should be available 24/7.NOT POSSIBLE for the relatively small monthly fees owners pay PMCs versus the thousands of dollars of commissions agents get per transaction.So, while agents may answer their phones 24/7, most PMCs do not.

Why do you think purchase contracts are so long and have such small print?

Joining local real estate investment groups can be a great way to meet like-minded individuals and learn from their experiences.Start Small: Consider beginning with a single-family rental or a small multifamily property.

Not sure if that will be an issue moving forward, but I saw when gas prices peaked about 10 years ago, it killed rentals in Little Elm...where everyone drove 30mins-1hr to work somewhere....that could happen with Forney, Heartland, Heath and Crandall and all the small towns around it in that area.

He ended up pairing his syndication investment with a small rental property purchase that allowed him to maximize his REP hours, which made a big diference at tax time.It’s a bit complex, so I’d recommend chatting with your CPA to see if you can group your real estate activities or find an alternative way to leverage those passive losses.

So they are only going to look in a very small circle of America. 

If you are focused on technical legal liability over something this small I think you are only hurting yourself.