Bottom line- You, the landlord, will have to fund the tenant security deposit accounts unless you have evidence that there have never been any deposits or the deposits were used to repair damage to the units.  

The advise of most is to target the properties valued in the bottom 1/3 of your market.

Although nobody can accurately call the exact tops and bottoms, the leading indicator for Hawaii markets has always been volume.

I still don't need cash flow to live on, but since it takes so much money to jump into another property here, and I think the market here is closer to the top than the bottom, I am looking at other areas.

when repairing the allure grip strip I seen black from the bottom of the planking and dampness  in the sub floor which is plywood.  

It's your bottom line that matters, not how you structure it or what you call the numbers inside.

They are looking for bedrooms and neutral clean apts.

Credit for businesses is monitored by not Experian or FICO, they are monitor by duns and bradstreet (dnb.com), I do not want to waste your time on researching on that, bottom line is, the paperwork is not worth it, unless you are having a gross receipt of 500,000 or more.

We also found out that there is only one heat control, so the bottom apartment has no heat controls. 

As things often happen, we never got out of neutral, spoke with a lot of people but the project stalled.Long story short we have approx $220k invested in this parcel of land.It will cost approx $350k to build a home.