Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

Had Insurance thru Mercury a Commercial account with 6  sfr properties and have been canceled because of safety issue . and was fixed but not in the time frame they wanted. and they canceled  me completely. 

I agree with the items @David Liu mentioned but add insurance, vacancy, property management (even if self managing because it is work), misc (mostly items divided across all units (bookkeeper, LLC, umbrella coverage, tax man, office expenses, etc) as well as one off items such as utilities due to slab leak.  

Instead, go get an umbrella policy on your homeowners insurance for protection, and you can deduct the exact same expenses on your personal tax return as you can with a LLC.

The height of each unit is about 8ft I believe.let me look up the sqft I believe it's a standard sized lot for chicago so about 3000 sqft Neighborhood is starting to see some nicer units rents are all higher but it's leans more low income I have a contact that is going to ask the alderman if I could build a separate unit and have the original as an adu architect suggested extending it as they believe it would be easier to get approval than a separate home

Most states Realtor associations provide a standard residential lease suitable for your state.

Tread carefully wherever you buy as there are unforeseen HOA management risks in addition to the special assessments for delayed maintenance and building insurance skyrocketing. 

If you want protection, insurance (umbrella policy), properly structured LLC (just placing in an LLC typically does not suffice), etc. is the more appropriate protection.  

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

Using some simple standardized tech systems and putting defined process's into place, basic training, maintenance ticket times were reduced 87%, PM Staff avg. communication time was dropped from 17min too under 4min.