As I read the getting started guide more, a lot of my questions are becoming clearer so I do apologize if you read/answered these types of questions hundreds of times before. :) All part of getting more comfortable with the leap.

Hi J   I have done hundreds of houses so the experience isnt something im looking to gain.

There are plenty of goofy laws concerning security deposits that are not worth risking a couple hundred dollars for. 

If I go the LLC route, there are more costs:  yearly filing (a few hundred),  commercial insurance, and attorney representation (even for code violations).The new research is related to "business pursuit" and my umbrella without the LLC structure.

At at that point it would still be just a couple hundred dollars per month. 

Once we started cleaning up the area I noticed that the area under the cabinets also has mold.

Instead of mailing out hundreds of yellow letters a week as I had planned I have been able to mail only 20 each letters each week.

So I know I am kind of rambling but that's how I see it so yes there is a romanticism of hey I get to not work for the man and I am going to start my own business this can be done in hundreds of different ways real estate landlording is just one.WE are mainly on the debt side and I have clients that live strictly on note income..

Now that is new construction prices so figure that and I would add a few hundred to that and that might get you a ball park figure.

List of items to be done - (inspection next weekend)HVACAir Conditioner addition to current forced air furnaceElectricalGarage door motor to 1 car garage door Install recessed lights in living room, and new light fixtures in bedrooms, living rooms, kitchenReplace light switches/outlets to square plastic whiteFlooringRemove carpet, tack boards one main floor and top floorInstall vinyl plank flooring throughout main floor Same baseboardPaintingPaint all wood trim whitePaint kitchen cabinets whitePaint all wallsStructuralRemove half of kitchen wallSliding door for half bath on main floorKitchenReplace kitchen counter top, and match bathroom vanities with sameReplace kitchen sinkReplace appliances with stainless steelBathrooms Replace countertops with same kitchen counter materialGeneral workInstall window blinds on all windows