Your calculations should include utililies and repairs, legals, snow removal, etc.

Holding properties in an LLC (or other legal entity) can offer valuable protection for your personal assets, so I understand why you went that route.

Legal entities are set up for this purpose.  

While it might feel counterintuitive, it can sometimes save you the time and cost of a legal eviction.I’d love to hear from others in the forum..Have you found any creative or cost-effective ways to navigate eviction challenges?

The concern with places like Irvington will be once you move out and no longer owner occupy how do you raise rents legally.   

Yes it's definitely legal, and I've sold a few this way.

This is a big legal issue that may weigh in favor of the investor. 

I was one of the fortunate ones that was able to get out of the contract and after all expenses (forfeited deposit, legal fees, holding costs, etc) lost less than $20k.  

what are the laws in CO regarding unlicensed wholesalers tying up property advertising it and collecting a fee at closing is that even legal in that state. ???

At the time, it never occurred to me that if you want to swindle people it is difficult and expensive to take legal action against a company that is incorporated in a different state than where they do business.