Another update: I spoke to the city who says that the foreclosure is in the most early stages and this wouldn't even show up in records with the county clerk.

.- The property manager said I'd likely not be responsible (nor the tenet) for the excess water usage and the city would adjust.At this point, I'd concerned about the number of days it will take to get this looked at (4 days).

I luckily did not have to go through this in my (ongoing) project for complicated reasons, but it's conceivable that you could be denied at this stage, due to parking concerns or other concerns.

I'll drop you a DM.Before you go down the path a of a true captive, (hiring a TPA and paying for the infrastructure to be come a legit captive) you should consider simply buying a high deductible Property policy ($100k or more) along with a GL & Excess policy.  

Im in the early stages of learning about different financing products.

Since each room would have a max of 1 tenant, 2 parking spaces for each tenant seems excessive.

But if your cleaner is going to clean every week (just an example), it just seems excessive for the cleaner to be preparing so many invoices.

I'm not at the stage of investing where I have much capital so I was losing every time!

Once it hits the MLS or offering through a broker those looking to park excess capital to hedge inflation, 1031, etc. drive competition.Network, Network, and then Network some more!

How much excess capital do you have today?