Late fee is considered reasonable if it is not more than 12% of the rent for the rental period under the lease for a dwelling located in a structure that contains not more than four dwelling units or 10% of the amount of rent for the rental period under the lease for a dwelling located in a structure that contains more than four dwelling units or the late fee is more than the applicable amount but not more than uncertain damages to the landlord related to the late payment of rent, including direct or indirect expenses, direct or indirect costs, or overhead associated with the collection of late payment.A late fee may include an initial fee and a daily fee for each day any portion of the tenant's rent continues to remain unpaid, and the combined fees are considered a single late fee.

I mentioned a housing shortage...the Coast still has Dr's, nurses, everyday residents and a major influx of buyers that are waiting, building and looking for a dwelling.

TIME – OUR ONLY REAL RESOURCE AS HUMAN BEINGS is why I love real estate investing.

If a landlord does not let tenant terminate the lease under these conditions, she/he may be liable to tenant for one month’s rent, plus $500 and attorney’s feesThe tenant or parent thereof is a victim of sexual abuse or stalking A survivor or the parent or guardian of the victim of a sexual abuse of a minor or stalking which happened within the past 6 months on the premises or at any dwelling on the premises can legally end a lease early.

There is no substitute (yet) for the human factor. 

We ultimately feel like this shouldn't be our financial burden.Based on what you see so far, the dwelling is an oversized, overloaded toaster oven.  

Surrounded by deals, build up your arsenal so you not only have the knowledge to take action, but the resources both from a capital and a human power standpoint to capitalize on the situation.

I have some thoughts to your question:1) Maintenance service plans (requires agreement with preferred vendor, or if you have maintenance staff, through your company)2) Landlord liability insurance through third-party insurance providers (note: this is in addition to a Dwelling Policy, which the owner should already have)3) Lawn maintenance service programs (requires agreement with a vendor for agreed-upon pricing, or if you have lawn staff to provide this service, through your company)4) Fee in lieu of security deposit (requires agreement with insurance company that provides this service)5) Increased inspection options (e.g.

how can you have an accessory dwelling unit at 4+ units?

Some properties, especially those with Accessory Dwelling Units (ADUs), provide opportunity to break even or cashflow with lower down payments.Out of state (as well as Upstate NY) investing is appealing when taking this all into consideration.