@Beau Fannon I would say a broker who moves deals.

In most states you will have more say as to kicking them out if you are living there too.

For example, let’s say a property costs 100k and rent is 2k.

But where it gets good is the tenant claimed that the owner of the residence she is renting currently is using a property manager which is also false I dont have recorded proof of her stating her claiming he was using a property manager but she did say as much and when speaking with the owner of the house he said he was not using a property manager. 

One podcast recently i listened to mentioned that he self manages all his properties to save on the PM fees, but he has some sort of policy with the local utilities that basically gives his tenants a 24hr number to call if something was to happen to say a frig or hvac... he even mentioned it covered a clogged toilet..I am curious what exactly is this such policy he is talking about, because the way he worded it, it sounded like he took most of the headache out of the job with this and he just worries about getting new tenants and collecting rent... he said the policy was cheaper than just keeping a handyman on call to do the repairs.. 

Okay, so to clarify so I am 100% sure what you're saying: Say my basis is $100,000I spent $5,000 on a cap ex, say a new roof.I just add $5000 to my $100,000 basis to create a new basis of $105,000 and my depreciation is now $105,000 / 27.5 = $3818, correct?

So I am still learning how to word everything correctly. so please bare with me.Lets say a person makes 15,000 a year before taxes and wanted to get a property to fix and rent out. in southern California. lets say the person used a hard money lender to obtain the property, and sources for the rehab and closing cost + extras in case anything pop up that needed to get done.now that the rehab is done and the house is ready to be appraised, rented out with a management company and refinanced. would there be a way to refinance the house with that low of an income ? 

Renter's insurance liability is really for, let's say a guest falls and breaks a leg or something, the tenants renters insurance will cover that.

I'd say a lot of parks I've seen sold recently are in the $30k - $40k per pad range on average, so the 1% Rule seems to hold up fairly well.

Brian, thinking big really quick, I would say a few 800 FICOs ready to personally guarantee and a few to five seasoned LLCs each with a D&B PAYDEX of 80 or more would get you the most financing you want at the lowest possible rates assuming you meet the income requirements.