Vegas is not that old, so I imagine the buyer has options.

Can’t imagine why it would be deleted. 

I've never been to Travis or Bexar county sales, but imagine there is a lot of competition and money there. 

If one rental and your home have you a bit lost just imagine how confusing 30 would be if you didn't escrow taxes.

Imagine ONLY a 5% increase.

I cant imagine a client telling me they will sue me for 20k. 

I've got to go take care of some HUD tenants James, sorry I didn't answer the question to your satisfaction, I can imagine that must be frustrating for you to think that I have to do something to the level in which you require in order to be sufficient.

I imagine it will always.

Let me explain that better, imagine your rehab is $100k, you would need to do part of the rehab, maybe $10k, and then you can get the funds for those first $10k reimbursed so you can keep progressing with the rehab.Given your experience, I would recommend you start with a moderate or light rehab, mostly cosmetic work so that you can do it yourself and won't get your profit decreased by hiring third parties.

If you feel you can bill separately for water if metered you should have no issue simply adding a flat water fee and I’d imagine the $17,800  could go a long way in a 2 unit building for upgrades that would have a greater impact on revenue.