But you're property management company is going to pay B&O tax on all services provided.

.$5.00 x 25 cars x 250 federal holidays = 31250now I'm not sure of how much of a percentage to calculate for vacancy or expenses so I'm going to just guess at numbers and hopefully all of you can help me with the reality of these numbers.vacancy 10% = 3125, expenses 10% = 3125 so in my example31250-3125-3125 = 25000now in many areas there is a tax levied on parking lots, I do not see one in Tacoma where I am looking other then B&O taxand then there can be sale tax in Washington on parking based depending on the length of term and if you have assigned parking.So in my mock example there is a sales tax of 10% or 2500 for a total remaining profit of 225002A.

Thanks @Susan O.

I believe I can evict them w/o cause at any time.Client is fairly flexible, and he would rather keep it empty than get in to rent control.

@Ryan O. - Thanks for the detailed message; I'm trying to evaluate what would be the best option given my situation. 

We get (if not already in place) the following:  C of O, tenant in place, do any needed rehab, etc... out of pocket (actually using partners money).  

There are still costs being associated with a brokerage like E&O and compliance stuff.However, with 100% payout, don't expect any support. 100% commission outfits are more for people that already have experience and want to work on their own...

Is saying I still owe him the O/P even though I didn't get a dime on his  estimate.  

I'd actually be interested in purchasing it off market w/o agent if its in or around the Valmonte area.  

Assuming that the later addition is done w/o a permit, would you consider buying and holding such a property for rental?