I have a few deals that fall between say 1% and 2% but I can't say I have any at the 2% rule here in NJ...I am sure it can and has ben done but very difficult here in the garden stateChris

The biggest issues are that they will probably have a very hard time finding another rental house and they have a LOT of stuff to move, including garden plants.So how would you approach this?

I have a SF property in Winter Garden I just listed and once it sells want to do a 1031 exchange for MF (not in war zone).  

Garden apts. usually fetch much less unless you watch that show "Income Property" on HGTV and live in Canada.Second, is this a legal 4th unit?

Currently live in Parsippany which doesn't have many multi families since it has a very large majority of garden apartments.

Gardening/Snow $1,000I was told that those are the only expenses.

I live in Winter Garden.

Hi George Beatty If you are looking for a brokerage to join I'd recommend Garden Realty.

Can a landlord send a tenant a letter to cease and desist any of these activities (or watering the lawn, or having a garden, or paint ball in the yard, or target practice, etc)?

Desk fees can range from $100 a month plusE&O insurance is about $100 per transactionCommissionsI put this last because you should really be focused on the above questions.The money will flow when you start putting deals together.The more deals and education you have the more money you will make, but there is a learning curve and the brokerage needs to be rewarded for that effort.There are Brokerages that offer a 50/50 split to new agent and there are offices with only a desk fee of $100 a month, so nearly 100% commissions.The difference is that the 50/50 split office will hold your hand and offer way more training and possibly some leads and the $100 a month office considers you an experience agent that only need minimal assistance and NO lead generation.I hope you find this information useful and if you need anything else please reach out to me offline.anaheim, brea, costa mesa, coto de caza, cypress, dana point, fountain valley, garden grove, huntington beach, irvine, la habra, ladera ranch, laguna beach, laguna hills, laguna niguel, lake forest, mission viejo, newport beach, orange county, placentia, rancho santa margarita, san clemente, san juan capistrano, santa ana, stanton, tustin, westminster, yorba linda