(It's very hot in Cleveland right now.) 

I just visited a family members $1m newly built custom home on the water. 

I only wanted a duplex so i can test the waters with 1 unit; as opposed to 3 or 4.

The hard part is preventing slow water leaks that cause mold.

@Tom Dunivin I am in super hot DFW market and we have the same situation here.

Definitely do your research there because if you violate Fair Housing laws that can get you into more hot water than perhaps anything else. 

Should be 12800 incomeOur expenses are approximately 10k a month on average-3300 for mortgage-900 for insurance -3500-4000 for utilities (water and sewer are provided by us) and we have on site laundry that costs us 1400 dollars included in those utilities. -1000 to the resident manager-500 to maintenance guy-600 taxesOur issue right now is that the previous landlords let the tenants slide on rent sometimes.

I’m a conservative investor and I’m trying hard to be disciplined during this hot sellers’ market.

Some condos the owner may be responsible for the furnace or hot water tank so you would just capex the remaining life.

Some ideas that come to mind: -Yeti style mug or Swell water bottle with your logo on it (filled with candy).