Just some follow up questions . 1.As per my calculations,  NRR is either flat or slightly negative, especially because of the HOA You mention there is a lot of competition.

I have a 3 flat that is fully paid off that has three rental units.

That can be either you are a new investor, investing in a different neighborhood of a large city, or investing in a new city altogether.

ICON has four 3-D printing systems, and is already building more.Los Angeles is Bringing “High Design” to Granny Flats.

If a rental might ck out hazy skies cut in half as repainting white walls every tenant is likely.Whatever you use, do all your rentals the same is our motto.Ceilings are flat, walls eggshell, trim semi gloss latex.

It's a really nice property, has a flat back yard and sits on the end of a quiet street.Now for what all of you investors what to know....what do the numbers look like??

Many had something really strange with them such as 1) built on a stilts on a slope above hwy 163 with literally a stamp sized flat area of the parcel or a unit that was attached to another unit and the next door unit had a door that accessed a lounge area on the roof (the only door that accessed the area) 3) Had no access to the house and what once was used as access the owners had built a pile of trash to prevent access to the property (I suspect there had not been an easement there). 

Some things you can do is charge a flat rate and cover the difference or call the utility company and get a 12 month average and make that a part of the rents.3: Personally I don't believe in furnishing or supplying anything for my rentals because my market simply doesn't call for it.4: Depending on your area and what the replacement cost for that building is, inflation can effect your policy differently, for this one I would call your provider and ask.5: Common areas much like an HOA would charge, put a common element/area clause in the lease stating the tenant is responsible for a percentage of costs for upkeep of common areas.6: This may depend on state laws, but I would look into if your area requires ADA compliant signage but if you wanted to put a no smoking sign so long as it's stipulated in the lease then it's your call.7: You can't always do much about guests so long as they don't stay indefinitely or cause a danger to other tenants.

I prefer not to brick and mortar because getting the LLC partners together before AZLO closes altogether cannot happen.thanks!

Now it's 10 to 15 years of flat rent.