I've eliminated all oil heat, either by selling the properties or converting to natural gas or heat pump.

The gas company, etc. doesn't do that.Property managers are not all that bad.

For renters you could install a gas insert.

I have not tried to figure out how to upload files here yet...but this offer is open to anyone here :)Here are common expenses to analyze:insurance lawn/snow (seems you have none)professional services (accountants, lawyers, etc)township / borough / city (costs of landlord license)repairs (I use 10% revenue)Taxesutilities (water, sewer, trash are common for LL to pay even if electric & gas are already split to each unit in MF properties)Here are some common ratios to use:DCR, debt coverage ratio = NOI / debt service.

Also keep in mind that as long as you are active duty, some of the capital gains rules won't apply for the whole 2 out of 5 years owner occupied exemption.And don't get too caught up in the formulas on here - they are valid and pretty solid to go by - but you're looking at getting into an income producting property with zero down, fixed rate, low interest financing for 30 years and Uncle Sam is going to give you a nice tax free check every month to pay for your quarters while in reality your neighbor is buying your property for you.

You see the guy who pumps gas at the gas station?

-Use the debit card for a property account to buy all your repair materials, painting supplies, gas when you drive to visit the property, credit checks for the tenants, etc.

Not having a valid lease (after 12/31) gives any more right to Landlord in eviction?

Especially if the landlord pays the gas bill and the property is in a colder climate.2.

I just finished my 2013 numbers and am once again amazed at the validity of the 50% rule.