Worst case you include "average" utilities in the rent. 

Will not make that mistake again. 

The only prudent course is what is l the likely worst case scenario and plan for that.Bottom line we were all traumatized by the great recession.  

I may have to go back to financing in the future. hi dawn,i meant to put details on that too, but forgot while posting.yes, i used the line of credit that we have  (~170k) just wired the money. i have been buying "cash" for the last 8 months or so. i think that's the reason to get the houses that we have. i think i missed on a lot of houses simply because i didn't have the financing, and just like you, i was "saving for the next one". i think this was a mistake on my part.the line is at 4.5% and once emptied, we can bundle the purchases that used up the line into one loan, to "refill" the line and start over.

Maybe that's a mistake?

Sure, you'll make mistakes and ask rookie questions in the beginning, but as long as you can show you are serious and determined, you'll score points with more experienced investors, which could open some doors for you.

It’s typically a mistake and will ultimately cost you more money on another appraisal.Most hard money lenders have an approved list of or use just one appraiser or appraisal company.

Thats really the biggest mistake people make.  

And yes, people do get sued over mistakes in resale packages.

This ws my first mistake.