The amount of the preferred return is expressed as a percentage of the invested capital.

Two of my tenants have expressed an interest in doing a lease option on their homes.

Send it Federal Express.

Just want to clarify on the student housing issue that the City of East Lansing has expressed no intent to push students out of the rental market.

COC is basically your annual cash flow (revenue minus expenses), expressed as a % of cash investment.

Tile walls could end up looking bad if the cleaning is not adequate and since the existing 1 piece shower/tub surround is pretty much tenant proof and is in very good condition, I am somewhat hesitant to even proceed.I might add, I am getting slightly above market rent and the tenant pays on time and has expressed an interest in staying as long as they can so I am thinking that if I allow the improvement, then the tenant becomes more invested in the unit and is more likely to stay.What experiances do you have in situations like this and what advice can you provide?

American Express Personal Savings 1.35%

We applied for an American Express Card through our LLC and get $2,000 of line of credit.

Some of the names I looked into are Real Estate Express, Illinois Realtors and Real Estate School of Illinois. 

To get your best guess I would recommend talking with a bank and express your financial situation and they can tell you what then can provide you with.I hope this help if it does please let me know.