Then divide that net cash flow by your total cash invested.

The issue I found when visiting these places is that the nicer suburbs are not much cheaper than some of the cheaper areas of California (many single families are in the high $200,000's/low $300,000's so the draw is not as enticing if I can purchase something in my state for a similar price). 

If you divide the cost over say 3 years (I've been in over 3 years), it's probably close to the cost of monthly subscriptions to CRMs, batch dialers, skip tracing services, etc.It's another tool in your toolbelt that doesn't have a renewal cost!!

Then add those up and divide by 12 to get a monthly average.For example:Peak Season: $5,000 rent at 80% occupancyOff-Season: $2,500 rent at 50% occupancyShoulder Season: $3,500 rent at 65% occupancyFormula: Monthly Avg Rent = [(Peak Season Rent x Occupancy Rate) + (Off-Season Rent x Occupancy Rate) + (Shoulder Season Rent x Occupancy Rate)] / 12This will give you a realistic estimate to plug into your calculator.If you need further help with financing or running the numbers, let me know!

If your intention is to use subject to, to enter into a business with another individual, the best advice is to have an attorney draw up both documents.

Run the Numbers: Focus on key metrics: Cash-on-Cash Return: Annual cash flow divided by the total cash invested.

Google partnership agreements or go see an attorney to draw one up.

All of my properties are being managed by a property manager and it seems that I will get my owner draw one month AFTER the rent is paid. 

What I like to do is as I read each paragraph if there is something I need to take in action on, I will take a pink highlighter highlight those words and then draw a line from that out to the margin with a number circled.

I would go back to that company as you are doing and reconcile this, bring plans, drawings, the license number and permit number with you to make sure you show you are doing it all within the city regs too so they can get you back online.