Thanks for the reply, but actually your math wasn't correct 'cause After all my out of pocket expenses -- water,garbage,property tax, insurance.. etc, I am positive...I did get lower than 6.5% and yes, it is a 30 year not an ARM.This is before raising rent up to market value -- $550/600 per month.

Garbage in - garbage out!

Anything shared (driveways, utilities, yards, garbage collection, and etc) must be clearly spelled out in advertising and the lease documents.Parking should also be addressed in your lease (who gets what, where, when and how).If you don't know what to do with something, decide to do it one way.

Their rejection letter appears to suggest my only recourse is to locate a 'QUALIFIER' who has at least 4 years journeyman experience, to qualify my landscaping contractor company. so, in the interim, i can only do jobs that total $500 which is basically nothing since just a truckload of MULCH here in socal can easily add up to over $500 and the CA laws in my opinion are so outdated since $500 maximum in labor+materials means handymen can only do tiny jobs like painting, yard cleanup, garbage hauling.

Home warranty = Garbage

Most of what we see listed is garbage imo, nothing like getting the privilege of paying retail after repair values on houses needed 60 or 80K of rehab.Its not worth chasing the market. 

If I make the tenants pay for water and garbage my numbers work on many.

Here are my expense numbers (all monthly) Rentees pay utilities.1) PITI - 4832) Insurance - 1203) Water and Sewer - 2204) Repairs - 2205) Mowing - 256) Vacancy and Capex - 220 (110 each)7) Garbage - 568) Management - 2209) Taxes - 81The rent is expected to be 550 per door or 2200 all in.

Won't hurt.You also missed a couple things: You'll most likely be paying for the water and the sewer, garbage as that's typical for around here.

The water/sewer,  garbage and property tax expenses look very high to me.