Water "wasted" is not lost like energy that is wasted (leaking toilet water remains in the hydraulic cycle where as the light on in a room no one occupies is gone forever).

Then come back in with brand new plumbing, cabinets, banities, light fixtures, paint, floor decking, flooring, drywall, and electical systems from the weather head in.

I just installed a brand new 2 stage high-efficiency gas furnace in my duplex.I heat the property for 55/month...that's both units.

It is a brand new construction from Style craft builders.

I may be brand new but I do my homework.

Brand new homes in the area sell for up to $150/sqft but renovated homes sell for about $105/sqft.

The only time I typically see permits checked during a closing is by the title company when they run a lien search, and that's just to confirm there are no open permits that have not been closed out by a final inspection.Also, many interior renovations do not even require a permit (plumbing, electrical, windows, and structural changes certainly do, but not cosmetic stuff such as flooring, cabinets, countertops, painting, light fixtures, etc).My point being, refinancing may be a viable option (it sounds like you were already thinking along those lines).

IF on the other hand, you lose a tenant at a low activity time of year (e.g. just before Christmas / New Year) and the unit needs some work before it can be re-rented, it is very easy for a fair bit of time to pass.For a multifamily, it is normal / common to have a house meter for the electrical (external lights, hallway lights, etc) and possibly a house gas meter (if there are common areas and depending on how the common areas are heated).

I have a belief that being with a big brand name company gives you more respect in the marketplace, and thus adds more weight and credibility to your offers.

just because a property is zoned is not a green light and an assurance you can do what your describing.. it helps but that is just the start.. and what your talking about is what we called in the old days 4X4 ing... most places don't allow that anymore they will allow one split them make you name the last parcel a remainder.. ( like parcels you will see at tax sales.)But I did do a 7 lot split in North Charleston in SC and it was VERY much eaiser than anything west coast.