This is how I analyze risks and make risk-adjusted return decisions:Identify the Risk: Vacant units could be a sign of high vacancy rates. 

Hey mate,Sorry to hear about your troubles.I've been offering "true" turnkey properties for 10+ years now and have many scars to prove it.There has been and still is a huge stigma surrounding the industry and rightly so.The very best rated in the industry sometimes get blasted on the forum.Like with any business that has stood the test of time, we have had our fair share of successes and failures.We have done very well for many investors and could have performed better for others.Many times, we are to blame and other times it was the investors fault IMO.One thing I have always claimed is that we don't steal, cheat or lie and my team and myself work very hard and always make decisions with investors best interest at heart.Personally, I believe that folks that work hard and do their best shouldn't be crucified for an honest mistake when it happens.But, I guess others aren't as reasonable when it comes to such situations and I don't judge them for it.I take the punch on the chin and still continue doing my best.Over the years, I have made millions and lost millions but only blame myself when I loose.Not others.Also, I've always preached to start slow and only use cash which has cost my business 90% in sales volume.I just don't believe that investors should use leverage when first starting to build their portfolio.Reverse engineer and base all real estate, business and even life decisions from a risk analysis worst case scenario standpoint.If you believe that you can absorb a worst case scenario outcome, then pursue the opportunity.Build a strong foundation with cash owned properties and gain experience first."

If you flip a house with in a year and incur a tax rate, “ordinary income”then does all of your other income from your rentals “long term income”get taxed at the same rate as ordinary income?

That said, I also have a friend who does flooring and gets a warehouse discount, so thats a plus. 

I feel the time is good since theirs fear and people are hesitant because of rates not dropping, thus giving me a opportunity to make this move. 

These days with rates being higher though, it might be better just continuing with blanket financing with 5-10 year balloons and interest only / 30 year amortization.  

.- Slowdown the rate of your posts- Personalize your messages and make sure they areunique in content.

Can you charge higher rent to make up for the power bill discount? 

We have been in the vacation rental space for 8 years with a 5 star rating in 3 states.

I frustratingly see so many deal offers, particularly in Multi-Family space, where GP/sponsor is putting nothing or next to nothing into the equity portion and is collecting 2-3% acquisition fee/ 0.5-1% loan origination fee/ 1.5% yearly asset management fee/ 1-2% disposition fee and then 50/50 splits to 60/40 splits over fairly modest hurdle rates of like 14-15%, and it seems this latter structure incentivizes GP to take more risks particularly with debt options.