I know that every transaction in my management group is directly allocated to a property with a paper trail (literally every nickle of every transaction).Would that not make this an easier sell (to keep the assets in separate LLCs and run the transactions through a managmenet LLC).If the paper trails are strong, then wouldn't it work fine?

This will give you a better indication of income and expenses.For this analysis, without the trailing-12, generally I would base the expenses at 50%.

@Sean Graham, I recently had a tenant who was non renewed and they didn't pay last months rent so they had a deposit for their new place.I am in the process of taking them to small claims court for breach of contract where I will ask judge to also have them pay my costs to file and serve them assuming I win.If you receive a judgement and they still don't pay them you can file another form to garnish their wages.I don't intend to make garnishment a hardship so they have trouble paying rent at new place and will be open to a 12-36 month payback term, so long as I am made whole on rent and fees.This is my first time going thru the process so I am uncertain of outcome, although I have a paper trail for rents paid and unpaid, and texts from them admitting they were not going to pay.Here is a helpful link.http://www.ag.state.il.us/consumers/smlclaims.htmlBest,Ashley

They are supposed to be painting a mural along the Pleasant Run Trail in this area too.

You don't want a trail of that cash or house to you if she ever ends up in need of long term care. 

Great place to live, great schools (especially the charters, but public schools good too), very family friendly with countless parks and trails, brand new/great hospital, about 40 mins to airport.

I have never collected cash, I even require security deposits to be submitted via the bank so there is a paper trail of everything (for them and me).

If so, your lender will require this information, especially the trailing 3-6 months. 

You'll want to ensure you keep title clear and not mess up anything in the transfer which is why I asked if a deed of trust was officially recorded in the County so you will want to have a paper trail, even though the property will still be collateral for the loan.

@Kevin Coggins @Chad Trail I also invest and live in Spring.