I flip 10-15 properties a year and was wondering if i should hire an Electrcian that has a few trucks out there on the road and pay him monthly regardless if i can keep him busy all year. that way when its time to rehab a property he gets his guys over there and i just pay for the supplies. maybe 30-40k a year. probably 50-75 days a year. like a subscription. 

It tells the tenant when the rent is late and how much the late fee is.It provides for rules on pets and guests and not running a business out of your property.I have the "5 day notice" in my lease so that I don;t have to send them one if they are late so that I can immediately file an eviction once they are late if I choose to.I could go on, but I think you get the point.

They can also raise the HOA fee at any point and change your cash flow. 

@Jeremy Cole, it will depend on your market but in my market the seller is usually the one that pays all the realtor fees unless it's a distressed property or wholesale situation. 

That makes it a lot easier on me.  5% auction fee surcharge.My biggest fear now is outstanding maintenance. 

Your taxes are computed and reported exactly the same as a single member LLC vs having it in your own name.An LLC is for asset protection and you'll want to talk to an attorney as to whether it's a good plan for you.Hint:  With no other significant assets in your name, this is probably not beneficial to you.An LLC buys you an annual maintenance fee and, if you're determined to buy the property in an LLC, usually a higher interest rate and higher down payment requirements.

Mortgage recordation taxes, lender fees, title attorney fees etc.

The properties I'm looking at rent for about $1000, so there is profit there, but then I need to account for management fees, vacancies, and repairs.

Has anyone ever gotten the feeling that maybe their lead paint inspector was drumming up business for his contractor friends, and securing a re-inspection fee for himself?

They always eventually paid and they always paid a late fee.