Holes are never good in tension in porous material like brick or concrete and propagate cracks, so fill them with a bonding filler.

My thought for structural is to have a structural engineer come out or have a mold test completed.

From my calculations (including ACTUAL taxes, water bill, sewer bill, fire code testing, insurance) and figuring in vacancy fees.... im looking at 32k NOIafter debt service, im somewhere around 11k cash flowkeep in mind the market rents are closer to $675-700What do you think?

I was very surprised winning the bid at 85% of listing price, as I was just testing the waters finding the threshold.

I manage my rentals and, when there is not a maintenance request or other specific reason to visit a property, I just do some drive by inspections and an occasional interior inspection of the property, in that respect it would be more management intensive to have a couple SFHs in different locations than a single MF building.

Though this is a FREE marketing method, it can be labor intensive...Does outsourcing spring to mind?

When it came time to test the magical 2 years theory, I went to the bank to get a line of credit.

Any ideas for a diagnostic test that could help me determine way the usage is so much higher.

A better (and even cheaper) alternative is to approach a seasoned landlord in your area and ask for a copy of their lease -- it's free and it will be 10+ pages long with lots of protection.These forms are actually more intense then you think and it also comes with forms you wouldn't even THINK of...

Real Estate is a math intensive business.