I own a duplex in Clermont, FL just outside of Orlando and initially wanted to split water meters between the two units, but the cost and amount of work were higher than expected.

Given the latter costs, a corporation can be the best solution only if you buy multiple properties.

We are considering building and holding townhomes but need to determine the costs.  

Hey Cameron, for experienced investors I can lend up to 100% of the purchase and rehab costs on 1-4 unit properties.

He's changing the terms of the agreement, and you can choose to accept it or reject it.I don't think it's fair to pass this cost onto the tenant just because you are unwilling to stand up to the contractor.

Hi Chris, As financing costs will be a big factor in determining profitability, you should be asking HMLs for proposals to fund. 

And that depends on how you view the costs. 

It cost me $8500 in my HCOL to get the electric separated on a 3 unit.

Ask an attorney for the cost breakdown, factor in holding costs, assume they'll do more damage on the way out and then ask for a bit more for the headache.But again, especially with no experience with evictions and it sounding like a mess, I would be very tempted to just walk if the tenant is not going to cooperate. 

To estimate expenses, consider setting aside a percentage for management fees, plus costs for cleaning and utilities.