The existing cabinets are soaked with mouse urine, in which case, there is no way to get rid of the smell.I can repair an amazing amount of damage with Elmer's wood putty.

The houses were so badly damaged they were nothing but teardowns.

Taxes, insurance, debt servicevacancy rate, repairs, mantaince, utility bills ( a vacant unit in Indiananeeds heated in the winter to prevent damage).

The thieves had the kindness to shut off the water before breaking the lines.

How about management, advertising, entity maintenance, insurance, evictions, setouts, legal fees, damage done by tenants (in excess of the security deposit), lawsuits, utilities (at least during vacancies), capital expenses (not technically an operating expense), etc, etc, etc?

Judgments are collected on a percentage basis.If you want more info let me know.LeftyLONG STORY SHORT: A bad tenant owes and causes damages/loss to the tune of over $5000 and fled in the middle of the night.

For example, we've been in a drought for many years, and most areas have tight restrictions on lawn watering.

Are you sure you have included everything - all the design and permitting fees, impact fees, roads, water, sewer, electric, stormwater, landscaping, street lights, marketing costs, commissions to sales agents, financing costs and lender fees, attorney fees, recording costs.....Also, your statement "it is already in the process of being split into 1 acre lots" worries me.

There is a neighborhood about 100 yard down the road that has city water.Should I get go through the city to tap into the water or contract it out privately?

(the water) Most of them lift, as well.