I am an idiot plain and simple and just wanted to vent.

Plain and simple.

Plain and simple.

Using a written pro forma to show to possible partners of investors is plain dangerous and IMO, should never be done as it will always be seen as, at the least a representation of your deal and may even be seen as a guarantee.

Any smart ways of doing this or is the idea just plain bad?

Especially now due to all the law changes and Dodd Frank Act going through some changes and also due to just plain ignorance of not knowing what to do is driving people away.

Right now I have about 125k invested in vanguard with about 80k of that liquid (taxable mutual funds), and about 10k in a plain checking account. 

It was just a plain old boring cash out refinance.

Unfortunately (or fortunately however you look at it) during our due diligence we discovered that a couple of years ago FEMA had designated the whole area as a flood plain.

., case law) that in practice the landlord must pay for water and sewer - s/he can try to pass the cost on to the tenant, but it is toothless because the landlord cannot allow the property to be without water and so must ensure it is never turned off (and if s/he allowed that to happen, then the tenant may not owe rent for that period and could even be entitled to damages if it was found to be part of a self-help eviction).Some RI general laws you may want to review are listed below, but like I said, you're really asking a legal question so unless you find an attorney willing to weigh in here for free (which would be awesome), you'll either have to ask one directly yourself (on your own dime), research the laws yourself, or be content with non-attorney opinions like mine.Anyway, here are some relevant laws and you'll also want to check out the RI Landlord Tenant Handbook which is basically a plain-language explanation of the most commonly encountered LL-tenant laws:RIGL § 34-18-22 Landlord to maintain premisesRIGL § 34-18-22.2 Landlord's duty regarding compliance with zoning and minimum housing lawsRIGL § 34-18-31 Wrongful failure to supply heat, water, hot water, or essential servicesRIGL § 45-24.3-7 Minimum standards for basic equipment and facilities