I have been considering joining AAGLA and know they have lease forms and other forms, but it is $199/yr.In the next couple months, I am looking to get a standard CA NAA lease written up with RUBS for water and sewer billing and a requirement for the tenants to carry their own renters insurance policies with $100K or so (if there are recommendations around this please let me know) liability limits.Does the community here have any advice on how best to do this and where I could get a lease form that does the trick?

its a lot of work and cash and carry.. no harm feeling it out and seeing if it will work for you.I have been buying courthouse steps since the late 70s.. it goes in spurts for us.

A minority are now carrying the tax burden, and the majority are existing via various forms and levels of assistance. 

You may also want to look at a cash out refinance to eliminate one or more Heloc or a few credit cards to lower your DTI and outgoing monthly debts.A heloc is a risk since its an open end mortgage like a credit card which carries a higher risk versus a 30 year mortgage. 

If they settled for such a large amount, the landlord must have carried some responsibility, and the insurance lawyers didn't feel they could win the case.

But I'm not sure what that has to do with carrying a large mortgage where you are just breaking even and speculating that property will continue to appreciate.  

I need you to find me an owner carry deal that cash flows a minimum of $500 per month with zero down, zero interest on the note, needs to have at least 20% equity from day one.

It's just a seller carry & the seller sells the note.

Tim,My advice as a banker would be to do a cash out refinance and avoid carrying the Heloc.

My first six Section 8 tenants I did not get paid for first four months AFTER the tenant moved in, so I had to cover those carrying costs out of my pocket.