Auto-Owners will write really well in central, but hard to through underwriting (walk on water type business), Universal will do a great job just about anywhere in FL.  

Good morning,I have a fourplex I pay water and sewer which is annually ~$3300.  

I order a Municipal Lien Certificate from the city (confirms if taxes are outstanding as well as water, betterments etc) I used to do the title exam myself but the national title company want a third party because they would also have malpractice if anything is missed) I review what they send me and make a judgment as to the marketability of the title or if there are any other issue so the mortgage company is in first place (so I would order pay offs of any current mortgages or judgment liens, etc)Most of the registry of deeds info is available on line so I can double check or do a preliminary search (or anyone can search for that matter) As for getting copies on line, you usually need to be registered and have an account because they do charge by the copy.

Cost Assumptions Purchase Price $285,000.00 Closing Costs at 4% $11,400.00 Total Cost $296,400.00 Mortgage at 30yr/5% Interest /20% down $1,223.95 Monthly Expenses Monthly Rent $4,500.00 Electric $250.00 Water $200.00 Trash $100.00 Vacany Rate 8% $360.00 Maintenance 8% $360.00 Property Manager 10% $450.00 Insurance $300.00 Monthly Property Taxes Due $121.97 Cap Ex Reserve 7% $315.00 Total Monthly Expenses $2,456.97 Less Mortgage Payment $1,223.95 Theoretical Cash Flow $819.08 Cap Rate Cash On Cash 8.6 14.37

Saying you don't accept section 8 can get you into very hot water.

You can show a horse water, but you cannot make it drink....

Most companies want a pitch so water does not accumulate.

(In our locale, the developer does not pay to put the sewer/water/roads in...the city does and then levies a "specials" tax payable for 15-20yrs by the lot owner)I think I have found a partner though I'm not sure - he doesnt seem as excited about the opportunity as I do.  

Water/ sewer/ garbage is about the same cost for a 500 square foot unit as it is for a 3,500 square foot house, so utilities become a bigger percentage of total rent and costs with smaller units.Collecting rent is time consuming.

Hey everyone, Hope it's a good morning.For single and multi-family properties do you typically have a gross lease where your tenant pays a fixed amount every month or a net lease where your tenant gets the water, the heat, utilities, etc. and they pay it on their own?