Stephen, this is literally a copy/paste from an email I sent one of my partners recently about a duplex we were analyzing (which had 16,200 gross income):1500 - insurance  500 - landcaping & snow removal1620 - 10%management1620 - 10% of gross inc for repairs/maint3252 - $22.95 per 1000 in East Prov (142K assessment)  200 - electric  (common)  800 - water  800 - sewer  405 - 5%misc/turnover/screening/leadtests/etc.It was a quick email so I might have missed some items, but there are some #s for you.Also it's important to distinguish between "repairs when you buy it that you have to do to make it rentable" vs.

When there is a small issue, rather than sending a maintenance man, if I could either give the receptionist a book of reference to quickly discuss with a tenant over the phone, or give every tenant a book pertaining to common issues that can occur in a unit.Any help or thoughts would be greatly appreciated.Thanks,Joe Larson

I hoping to meet other investors and contractors who are interested in working together toward common goals!

Welcome, I think it is a very common goal to have enough "mailbox money" to be able to live in subtropic type place.  

We seem to have a lot in common. :)

This is commonly misunderstood and I could spend some time answering the question, but to be brief; loan officers get paid every time they do a loan.  

Sometimes a trust is easier being as it's a common occurrence.

Are your utility estimates only for your common utilities?  

If you also have personal funds consider partnering up with your IRA under a tenants-in-common arrangement.

If there is no work for them for a few days as is common this time of year in Texas due to mild weather, then that's all there is.