Her brother-in-law also told us lots of horror stories about buying residential real-estate (he does commercial).

Selling a big property here and a mistake can cost us over 1 million dollars.There are partners involved and LLC’s and trusts so we do need someone knowledgeable.We don’t know too many people in Florida so if someone knows very well the tax laws/IRS regulations, Please leave your phone no/email and I will gladly contact you so we can discuss details.

In LA, the law places the lessee with the option in first position on the title.

My question is if there is any law/fire rule against locking the front door if they have another door and other paths of egress.

I was trying to find what the laws were in regards to whether or not we receive the non-refundable portion of the deposits paid by the tenant at move in.

Had to go back and add a ps...This info is for Las Vegas, your mileage may vary significantly in California with extra laws, fees, etc....

@Andrew Reyes and @Basit Siddiqi mentioned various factors of why this is happening, and the short version is: it is weird and confusing, thanks to our overly complicated tax laws. 

@Damien Cox,@Bryan Chuchta is technically correct, but it may depend on the laws in your state.

Getting answers to those questions will determine the amount of capital reserves you'll need to bring in addition to the down payment, but I'd guess at a minimum you'll need $15k, which drop your returns to the single digits until you can increase rents.I'm not 100% sure of the legality of the county's laws regarding sun setting lots, but you could reach out to the state's manufactured housing association and potentially get the two lots back if you agree to infill them with new units. 

.)- If someone stops paying rent you may need to go through an eviction process- When screening tenants you need to do a thorough check of who you're renting to- There are several Fair Housing laws you need to be aware of when placing a tenantOften times, a PM company will even be able to cover their own cost by receiving the highest rental amount possible for your investment, most likely higher than you could by yourself due to the exposure and avenues they have for marketing.