If we didn't have the government completely distorting the market we wouldn't have to worry about this mess.

We execute a "Utilities Budget Agreement" as an addendum to the lease, which works are follows:1) We identify all the utilities (hydro, gas, water/sewer, cable, etc) and services (snow removal) which are to be governed under the agreement and set an amount which will be paid, in advance, into the budget fund each month by the tenant;2) When the utility bills arrive, we pay them and forward an electronic copy to the tenant so they are aware of their resource consumption.3) Every three months (quarterly) we reconcile the amount paid into the utilities budget against the utilities bills incurred.  

FUN FACT from the NPR episode: Calling centers from Utah are notorious for being scammers because the government doesn't crack down and they are political contributors!

I would even consider partnering for free or very low on your end for the first few... just so you can gain the credibility. 

She is a retired probation officer and currently works part-time with one of local city governments in the traffic court division.  

If not, you will not be able to find an investor to take it and/or you will lose all credibility.

I have seen it myself in the eastern block when the government issued the new currency which was the same as the old currency but the exchange rate was 1000 of the old currency for 1 of the new currency.Obviously he is so far off base because he has never seen his property tax bill.

Texas is a great place to earn income (no income tax) and buy property (reasonable prices) but the government taxes property pretty hard since it is the main income especially for schools.

Our BOR here pulls in over a million, they sell education, support RE supplies, take in membership fees and govern members, the franchise is held by an investor.RE is not just flipping houses or buying and holding rentals, there are many related real estate activities that, if you work smart and hard, you can exceed your goals.None of this is overnight, it's all slow and steady to get there.If you need it next year this isn't the industry for you, unless you can follow Jerry W.'

Partnering, formally or informally with a GC having them finance materials and labor to the end eliminates the need to finance the rehab, simply contract on a turn-key basis.Don't forget government as a financing source, economic development loans, tax abatements and bond financing can be used in connection with private funding.