Since the property was only a two bedroom I figured the ozone machine would knock out all odors no time flat.

That cost is baked into the price.

However, I have divided houses and built on to houses and recently just flat out built two small houses on one lot.

The liability etc would be word-smithed by my lawyer in the contract for covering myself.As for property mgmt, yes I have been able to locate a local property manager that does flat rates which is nice!

They had been bamboozled by a wholesaler who flat-out lied about the amount of work their home needed and that his crappy offer was the best they would ever get.They were nice kids, but definitely not sharp when it came to the real estate market.I sold their home for $121,000 more than the slimebag wholesaler's offer.  

Point is it's actually more than you think when you add it all up.That said 5% flat would be a very tough sell for only 20 units. 

I am trying to decide between two property management fee structures offered by a company.Rent: $1340Option A:Monthly Management Fee: 6%New Tenant Leasing Fee: 70% of RentLease Renewal Fee: 35% of RentOption B:Monthly Management Fee: 8%New Tenant Leasing Fee: 70% of RentLease Renewal Fee: $150 flat feeAll other terms remain the same and both the options offered by same company.

If you can repay the loan, in full, within 12 months, it costs a flat ~$4,000.Best of luck, whatever you do choose.

Assuming you've correctly estimated the rehab budget, ARV, and yearly expenses, once you've rehabbed the property, lived in it for a couple years, and rented it out with positive cash flow (see 50% Rule), assuming the housing market stays flat or continues to appreciate, you should be able to take out a primary mortgage on the property to pay off your parents HELOC.

In your opinion, what would recommend a flat water/sewage amount be included in the rent or a fluctuating amount based on usage?