things missing in your list (everyone manages differently, so take it with a grain of salt)Vacancy rateTurn overbad debt legal fees (evictions as needed)accounting fees for professional tax prepmaintenanceProperty TaxesSales Tax on PM fees (In NM, this is charged, not sure about where you are)Reserves for replacement CAPEX - furnace, water heaters, ac, roof, parking lot, etc.Admin, software, advertising, etc.Cost segregation study for accelerated depreciation captureAs for your loan. 

Thanks, Nina Yes, we have them put all utilities (including water, if SFH) in their name.

I've been debating on sticking my piny toe in the Bham water... lol. 

Utility Costs (Water, Gas, Electricity):- Paid monthly by the tenant unless included in rent.

Try driving for dollars, networking with brokers, and direct mail or cold calling for off-market leads.

Perhaps combine a direct mail campaign with your text message and cold call campaign.

for example when changing cabinets, addressing trim, door pulls. hot water tank replacement: place a pan under it.  

After I got good at pulling leads that work, I can switch that ratio and spend $3 on leads and $7 on sending something to those leads;  post cards, sms, rvm, cold calling.   

The people elected her twice;  the city floods in a medium rain and boil water notices are frequent due to crumbling infrastructure....but they did find enough money for festive lights for the bridge for the Superbowl.

Hello Everyone,I am questioning whether installing Water Softeners into my rental unit in Mound MN is worth it.