I know my costs are average 13% of ARV with hard money (not 20% like the formula allocates).

If using property management, ensure ALL the rental income is paid to you , not minus their fee, you want to pay that separately as you do any other expense The rental income belongs to you, it’s yours to use how you wish to allocate any paymentsIt may only be $100, but if financing numbers are tight, and you have 10 properties, it’s $12k a year “more” rental income turnover Banks love turnover, the higher the better, they do not know if you made a profit, moreover, they do not care !!

At 40 houses, even if you have a "sky is falling" month and lose 3 furnaces (2k apiece)  and two roofs (7k apiece) totaling 20k , you should be allocating around 150/mo per house for repairs min plus making 7 to 8k in net profit. 

It's possible he has allocated $300 to either of the two options and isn't sure which one is worthwhile

If there's 20 parking spaces currently and in the lease it states a minimum of 5 spaces must be allocated to Jiffy Lube then it's probably fine.

I read from sean terry book that u allocate 10-15$ a sq.

Repairs are treated similarly, so if you repair or replace the roof, you will allocate some of the expenditure to the rented unit.Hope this helps.

So, if there is a balance allocated to the lump sum remaing to be applied to the month missing payments, based at fair market rents, you may be sunk as your pre-paid rents are your liability to provide housing.

The cycle of this and length of time varies by local market on a micro scale and then also by national factors on a macro scale.When the markets recovers these high appreciation markets attract speculators that drive prices up.When they also leave the market it drives prices way down.So California,New York etc. you have wild swings in value whereas say in Georgia we slipped in value as well but prices were not as extreme.Investors like cash flow because it is an immediate quantifiable income.Appreciation is a crystal ball speculative investment that you hope grows faster than inflation every year.I will say there is only so much land to build on for high density areas.So if you make a bunch of money at your job and have reserves than it could be a great long term appreciation play plus rents could rise at a fast clip.You have to remember every investor has a different plan.The investors who are my clients think differently based on a different set of goals and how they want to allocate time.

I've found it really depends on your communication level with tenants and honestly just varies year to year based on the kids.Splitting utilities could change the NOI pretty easily especially if you live there it would be easy to allocate utilities to tenants.