Brian, I believe they calculate FMR by county.

If you find enough brokers across the county you might do it with transactional funding if they can keep the money moving.If you get busy, you could buy notes and then refinance the borrowers at near PAR value.There are some other ways if you are "politically" connected, changing zoning, use regulations and obtaining bond financing for projects, but that usually takes longer too.

You'll need to see what is customary in your county.

I'm sure I would be in the county courthouses but besides that I am clueless.

The increase is nowhere near dramatic however, at least not in LA County.

Statistics show that tenants use up to 40% more water when they do not pay for it.Your options are usually to:1.Have the total rent include water,sewer,and trash.2.Sub meter out the units from the water company if they allow it3.Prorate the amount of water usage for the building an bill each tenant.4.Have a company bill them instead of you.5.Have a private company install meters which is cheaper and they bill the tenant for what they use.This avenue you are still responsible to pay the water to the city/county even if you bill the tenant and they do not pay.On lower income housing I see about 60 to 65% pay their water you bill them for every month and the rest you have to chase for the money.You have to pay the water company regardless.The other factor is tenants will let friends was cars with the outside spigot,take showers,do their laundry,etc. and the tenants will also usually not report leaks or drippy faucets as they do not pay for the water.Another thing to look out for is what does the city/county charge for water and sewer rates.If you research a county you might find they have upped the water rates by 50% in the last 6 years.So one county using 1,000 gallons costs you 100 and in another county it costs you 56.You have to really look at how old the water and sewer system is for the city/county etc. and look at all the costs.I can tell you water is the talk of the town with buyers of multifamily.It can just crush your bottom line.

You'll find that many city/county employees may donate time and effort to clean ups, fix ups and renovations.

You can find rental averages by county from one of your state colleges, or other government info.

In PA, it's usually a county department.

Using county appraisals and what comps I can find I place the ARV between $300k and $350k.