Expect the attorney / agency to take 30%-50% of the recovered amount.

A clearer understanding of what you expect to gain from RE will help us give you advice. 

@James Webb Yes, it can be broken down by sq. ft.

Accrue your expenses when you realize them or have a reasonable expectation of realizing them, and recognize your cash inflows and outflows in the period they happen.

@Padric LynchHow are you expecting to only spend 144 a year on capex ?

I do this because as a investor I expect a minimum 10% return on my money and since it your equity that is actually creating cash flow as opposed to the property it would be negligent of a investor to not attribute a return to that money.

@Skyler Chaney,  Hello Skyler, I've been looking at plans for an unbuilt tri-plex which when completed is expected to offer cash flow of several thousand per month, instant equity of near 20%, and a Cash on Cash Return on investment of over 50% the first year.  

Seems high, but I don't know the CDA ratesI'd expect that you're the property manager considering you live there, so that's good money to youI'd expect since you're living there you perform majority of repairs/maintenanceI assume the units are separately measured for electricity, is $145/month for one or both units?

The house has good bones, but has “toxic mold”, an old septIc, broken well pump, etc etc.

Not sure if they're allowed to pay referral fees; I never asked nor do I expect it.