I had to replace the new installed carpet in the entire house in a few properties after the tenant stayed there only 1 year.

. = $5510% MGT fee = $110Mortgage = $253, 20 year amortization @ 5% Taxes $116 per moInsurance $75 per mo total = $719 per mo2% rule = 2.20%Capex = 15%CoC = 33% (turn key, est rehab to be $1000-1500 - new appliances, needs a few new doors) , $2000 closing costs, $10,000 down payment) The duplex does only have 1 furnace and 1 water heaterMonthly cash flow = $381 Am I missing anything? 

I have American Home Shield, and when my tenants HVAC unit went out, I only had to pay a service fee of $75 for the whole unit to be replaced.

In these cases, the ownership is split, you have "fee simple ownership", and they have "equitable ownership", which is what you quoted from the state law. 

i.e. area's, number of bedrooms etc.Estate agents wont be too forthcoming with introduction fees but an off market source of property should be able to reward you.

@Robert FreebornFirst year:Real Estate Course: $420 (Rockwell), there are cheaper schools out there.Written Test: $125Finger Prints: $30Realtor's Union dues: $620 (Optional depending on Brokerage)NWMLS dues: $480Supra: $75 activation + $15 a month = $255Office fees: $65 a month or $780 (Will vary depending on Brokerage and Model)Total: $2,710 Additional Cost:Signs: This will vary depending on Brokerage and if you are on a team or notBusiness Cards: Depends on what you wantEvery two years after that you will have a certain amount of CE that you have to accomplish, but if you take advantage of free education hours put on by Title Companies and other outlets, you can reduce your cost. *** Fact ***If you sell one house a year, it pays for itself...

I agree that it's a good thought to keep it in your name because of the re-connection fee, but if the water gets turned off due to the tenant not paying, that's the tenant's fault.

That's where I don't like the 10k fee.

I bought it all cash, and below you'll see the details:List Price: $60,000Purchase Price: $51,500Wholesale fee: $4,000Closing costs: $1,083Gross Rent/Month: $300Lease term: 10 yearsCoC Return: 6.4%Again, not the most attractive numbers, but the tradeoff is that the property management company will deal with tenants and maintenance, and I'll have constant flow of cash for the next 10 years.

When I do a google search of auction dot come I see so many bad reviews for hidden fees, delayed closing and some refusal to sell even though they met the minimum price.