Once you build yourself up, you can take that off the table.

With that being said I have read many books and listen to podcast and dip my foot in the water with a JV flip. 

(In advance I know some of the variable expenses are fixed and the fixed are variable.)Fixed expenses: Electricity .04653 Water and Sewer .0167 Garbage .0352 Property taxes  HOA's .05 Heating .045 Monthly insurance .024 PMI .01 Variable Landlord expenses Vacancy rate .06-.09 Repairs and maintenance .02 Capital Expenditures .08 Management fees .083 Depreciation (1/27.5)My question is this.

I've taken into account the expenses you've mentioned above, but i was wondering, if the landlord would be responsible for the water, sewer, garbage expenses as well?

Just a thought in terms of where you stand at the negotiating table :) Let us know a bit more about your finances and resources, goals, etc and I'm sure the BP hivemind will be able to help you strategize.

I just had a lovely family from Australia with 4 kids discovering California for the first time who were denied from their booking due to "water damage" , they were told.

I’d also give some thought to the water quality in your area.

I have seen this range from as low as $100 up to $300.Do I need to pay anything before sitting at the closing table?

Having $3MM of dry powder during a potential downturn is EXACTLY where I'd want to be, not invested in a property that is simply treading water, especially in a more expensive market.I am of course assuming a downturn, but there is no denying that even very active money (i.e. more time available to spend on adding value) is having a difficult time finding quality deals today. 

-Costs of street development and utility extensions (public water and septic)-Approval process for subdividing, what should I make contract contingent on to protect myself (approvals, soil tests, stormwater etc)-Is there a form of financing people generally use?