This numner is STRICTLY employees only, not for materials for the remodels, etc. 

Tenants come back with sob story about how short notice is due to upcoming deployment (they are moving across town, wife is staying here during deployment, no military documentation provided)Move out date is accepted; if they want out that bad I don't want to force them to stay for fear of damagesBy CA law we can withhold 13 days of rent from their deposit due to insufficient notice to vacate. 

Hi @Joseph Tramonte,Check your local laws, but where we operate, we send a rent increase notice to the tenant (60 days notice required for us) and there are two options from here: If we don’t hear back, after the 60 days pass, their lease becomes month-to-month and the new rent amount kicks in. 

NFIP (National Flood Insurance Program) administered through FEMA is the government option and has had a monopoly for 50 years and due to this has driven up the cost. 10 years ago the president and both houses signed into law that the market is now open to private flood insurance companies (usually backed by Lloyds).

Every state has their own laws. 

Lucky for us, this house was strictly in my wives name because 2 years ago I was a 1099 employee, so she had more solid proof of income.  

On top of that, because real estate is amazing, it is tax free money since it is "debt" and not income.This will be our 3rd strictly investment property, all within 12 months.

I also want to make sure I'm within the law.

Soft and horizontal up through foundation.My capitalistic decamillioniaire likes 3pts, 8.5%, 1yr flips, 70% PP, 70% rehab and he has to approve the deal.My brother, mother, uncle, cousin, bro in law and other true friends I don't know their criteria because I value our relationship above another deal. 

It's just a VERY unfortunate circumstance but she practiced RE Law for over 30 plus years.