Utilities would be of the order of $300 and likely higher given space and likely usage given to the tenants utilities appear to be free.

Moving forward, (a) change PM companies (b) work water/sewer usage into your leases where the tenant is responsible or have the property sub metered so it's in the tenants name.

With hine sight it's not hard to show poor judgment or incompetence and putting someone in an inappropriate investment will be expensive to defend.I used the LLC concept I mentioned as the members were not "investors" but business partners.

It is just a symptom of a bigger issue all around I guess...tough request comes in makes it harder and harder to match....then we get inappropriate results possibly.  

There is no way around it.Some have suggested creative trust usage with an out of state entity as the trustee but they forget that means that out of state entity now does business in CA and becomes subject to the tax.I would have an entity for CA ownership and only have CA properties there.

Hello Everyone, I needed help with evaluating some deals I have in these certain areas of Seattle, WA , & Lynnwood , WA.

(King County & Snohomish County).
I would like to know what is the best use for ne...

My credit is very high and I’m at 60% or so usage.

If you wait until the property is in contract you might find out that your underwriting that formed the basis for your offer price was constructed with inappropriate assumptions.Before I make an offer I send my lender the rent roll and trailing 12 month income statement along with details on the property and ask for a debt grid (basically a table of potential loan scenarios) so I can verify (and modify, if necessary) my debt assumptions in my underwriting before deciding on a strike price. 

A truly self-directed plan will give you the ability to act on such opportunities immediately at auction or over-the-counter, since you will have signing authority on the plan bank account.There are several quality providers of specialized Solo 401k plans that actively participate here on BP, as well as a good amount of information on these plans such as qualification, usage, rules, etc.How liens are treated will vary from jurisdiction to jurisdiction.  

Inappropriate closing costs are one of the first places an audit of a 1031 goes to.