@David Nacco - first make sure to account for the following expenses in your calculations:1) Mortgage2) Mortgage insurance (PMI or MIP) or FHA Risk base3) Property Taxes4) City Taxes5) HOA (Home Owner’s Association) Dues and Fees and Assessments6) Insurance a) Property Hazard Insurance (0.3-0.45%) b) Flood Insurance c) Earthquake Insurance d) Umbrella Insurance7) Vacancy Rate (usually 8% - the equivalent to one month a year, or 5-6% if multifamily and/or if experienced, if not use 8%)8) Utilities (you’ll have these if your tenant is not covering them and/or during vacancy) a) Water § Sewer § Garbage b) Electricity c) Natural Gas d) Propane9) General Maintenance (usually 5%) a) Upkeep § Landscaping b) Snow removal c) Repairs d) New Appliances e) Make ready10) Capital Expenditures (usually 5%, higher is the property is old and obsolete, less if fully rehabbed and all mechanicals and roof are new)11) Property Management (8%, even if you self manage, your time still has value and there might be a time when you'll want to be completely hands off or you'll not be able to do it, vacation, retirement, etc.), including...

@Sydnie E.

'Rural' markets will always be transacted the old school way and need a personal touch and personal expertise.I have an alternate name, ph# (an old landline #) and e-mail address for potential salesy stuff. 

So I usually use early mornings to do non-intense tasks like answering e-mail.

Hoarder let cats go wild...I know Kilz is a good Brand but besides price, what is the best one to cover cat urine smell...is the Kilz Max REALLY any better than the Original Kilz?

Yes, the payoff includes everything that the lender is entitled to collect.You can get an O&E report from ProTitle for $90 that shows what other liens are on the property.

When I get something under contract I blast out about 10 e-mails and see who can do with rates and who will immediately order the appraisal.      

Any referral of contractors/property mgmt, advice e how to estimate repair, ARV, etc.

Not liking this part.IMPORTANT: THIS LEASE IS A LEGAL DOCUMENT WHICH HAS IMPORTANT LEGAL CONSEQUENCES(E) Rent (including any Additional Rent) is due on the first (1st) day of each calendar month.Time of such payment is of the essence of this agreement.

@Josh Durham I lived in E.