I could deal with a "consistent" late but being late 1-3 weeks would be too much stress for me.

I see tax re-proration agreements utilized or even other methods, such as basing your tax credit off the new assessed value, multiplied by the current tax rate and equalization factor.

I closed on #37 this morning. it's located in westland. the surrounding cities are Canton, Garden City, Livonia, Redford and Plymouth.it's very different than what we normally buy to a point that it's unusual for us. we always get 3 bed brick ranches with a basement (see the website in my profile to see a list of them) but this is a bi-level. that means that once you enter the front door, there is a landing - then stairs UP and stairs DOWN. the rooms are upstairs and the dining/kitchen are downstairs. no actual defined "basement".the living room is upstairs and it will be converted into a 4th bedroom. an extra room means more rent for me.here's what the numbers look like:purchase price - 72k cash (they were asking 79k)rehab - who cares, but around 12k,i'd guess. maybe 15k. the bank had to change the roof since it was caving in.taxes - ~3k, maybe lessrent - $1,250 (no garage, but a shed)ARV - i dont know, maybe around 110 (but i dont care about arv)we just updated #31 and have a few just waiting for us to get "free", but that does not seem to happen. so i am just holding 2 vacant at the moment.between updating flips for other investors in Plymouth, baths for homeowners in Northville and basements in Livonia, it's hard to find the time to work on all our houses.it will cashflow nicely, around $350, maybe more, maybe less. at this point, i am more concerned about the number of rentals to increase as long as there's a cashflow over $300. fifty dollars a month is not a deal breaker. i still self manage everything, have an assistant that rents them out. i have developed a team and a system that lets us crank them out consistently and at a very high quality. i do not like to have issues once rented and hate going back to fix things that we could have caught while working on them...so we take our time and change everything that needs changing.let me know if there are questions, i'll answer anything.

Whether it's President Obama or Romney in office, it's going to take a long time for real estate to make a consistent year over year recovery.

Be consistent, firm and fair.Managing people isn't always pleasant.  

To actually become a wholesaler/RE investor not having any money (because we are consistently in the hole every month until our car gets paid off at the end of the year), being a SAHM (I love being at home with our youngest two but I make no money), and marginal credit (I haven't really checked recently and I haven't used or had a credit card in years)?

-To save the 15.3% self employment tax (consisting of Social Security and Medicare) on distributions to the shareholders.I thing this speaks to the topic as to why one may want to eventually hold property in an entity or deed property to an entity if not initially purchased with an entity.

Apartments with just some (or one) wall AC unit(s) have a tough time competing for renters there.In short, look at what your competition is offering, and try to be consistent with the competition.

They do pay for their own utilities, but my question is ; does keeping an HVAC at consistently hot or cold temperatures increase wear and tear?

I find that no matter how hard we work at our work that there are always certain obstacles that prevent most of us from reaching our full potential, so I began to solve those problems and after a lot of testing, trail and error, I'm finally moving forward in such a way where I can consistently work smarter and not just harder.Nice to meet all of you.