I self-managed my portfolio and dealt with all kinds of headaches with the verification software on the market from them not accurately verifying the job/financials to failing to fully verify the applicant's identity leading to an eviction of a fake CPN (used by Airbnb hosts to get apartments under a fake name).

An insurance policy is a contract and there are no two that are identical.

In Florida, many real estate attorneys also issue title insurance as agents and are equipped to handle closings.

You'll need  to evict 10-30% of them to get a good solid tenant base.C) You /Your inspector missed a something during due diligence like bad septic tanks/sewer pipes, old trees that need to come down, some legislation that causes you to replace safety equipment, a bad parking area with a spring under it, a leaky roof, a bad boiler.D) A recession hits and your occupancy/rents drop.E) Some utilities are being owner paid boosting expenses past 50%.Again in the interest of keeping things simple let's say one of the above five things drives your NOI DOWN to $40k for the first two years so instead of making $10k each year for the first two years you lose $10k each year.

@Ben Leybovich  I came close to building one in Napa CA... but it was a hybrid  in Oregon the company is Kaady care wash.. its drive through but does a great job.. and it takes about 3 to 4 attendants to run it.. you don't dry... you just take money and run them through its a million or more for the equipment plus the land lease... is pretty much self contained and recycled these days.the little coin op ones I think like others have noted are mom and pop deals were you have constant calls ...

._____ Telephone/Television/Internet: (provider is choice of tenant, written permission must be obtained from landlord prior to installation of cable or satellite dish equipment.)Landlord Signature and dateTenant Signature and date

I'm currently leaning towards keeping the equipment for unit 1 and installing a natural gas high-efficiency combi system for the small, 600 square ft upper apartment and having this system connected to that unit's gas meter and having the tenants of each unit pay for their own heat / hot water. 

Construction and maintenance data: This includes data on equipment maintenance, work order management, vendor management, and contract compliance.5.

The Landlord Identity Law, N.J.S.A. 46:8-27,  reguires all rental properties in NJ to be registered. 

It was designed for one market with identical properties of the same age and condition.