I imagine, my inspection, my notary, maybe incorporating a new business for this building to keep good books.

I looked them up and their address is in Minnesota, but also were incorporated in numerous other states.

It depend on the quality of the work and functionality of the design, if a garage was later incorporated, did they add another garage?

We've incorporated late fees into our platform.

The first line of my addendum reads: "This Addendum incorporates by reference the P&S Agreement between the Seller and Buyer dated ___, and should any inconsistency exist between this addendum and the P&S Agreement, this addendum shall control."  2 Critical Terms to My Addendum:1) In California, the standard P&S Agreements / Offers Forms contains language that an assignment can only be made if you get the express written consent of the seller. 

The following opportunity has come up:4 Contiguous townhomes: Total sqft 8,965Asking Price: $618KRental Income: $5,475 MonthlyExpenses: Property Taxes - $8,146 Yearly/$702 MonthlyInsurance ~ $4,200 Yearly/$350 MonthlyHOA - $548 Monthly*Property Management - 10% $548*Maint - 5% $274*CapEx - 5% $274*Vacancy - 5% $274The expenses listed above total $2,970 leaving $2,505 to service the debt just to break even which means I'd have to put 25% down to just break even (at FMV).I have several other variables that can be incorporated. 1) I'm a veteran and would be eligible for $0 down on $424K of the loan. 2) We could exclude the property management fee since we will be managing but I always hear in the podcasts that it's best to include it in the analysis. 3) We would be selling our existing house to tap into the $100K+ of equity for the down payment. 4) We have a current monthly payment of $1,670 on our existing home. 5) We would not be purchasing at market value for this property since the numbers do not look that great above. 6) We have $50K of liquid funds to serve as reserves. 7) We also have additional funds in our IRA's that we can tap into if needed (yes, this brings up a whole slew of other issues which aren't meant for this forum).Based on all of the above, if I lived in one of the units I would still be paying into the mortgage but not the $1,670 that I pay now.

We have gotten down to either vinyl siding or cement fiber.  

Thanks all, I will incorporate many of your suggestions!

I am about to rehab an entire 2,600 SF 4 bed three bath with two master bedrooms, I would like to incorporate a front load washer and dryer into the kitchen cabinets.

Be sure to factor this into any analysis you do of your return percentage and incorporate this knowledge into any discussions you have with sellers.