On the other hand, the large property is great cashflow but I would now need to borrow extra money for DP and will not gain the advantage of pulling equity from improvements .Any thoughts?

Yes it is common, but it's a load of *** that they didn't disclose it.We lose potential clients all the time who fall for competitors claiming they don't charge extra for maintenance - but we know they are lying and just hiding it.

It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees.

You can require insurance and an extra deposit as well as impose breed restrictions.

No extra tax forms for either DE or NC?

I was kind of thinking adding a portion of the water on top of the rent across the board to each tenant that's very reasonable (even just $25-30 extra) in the mean time?

You can likely file your LLC in Delaware that adds extra layers of protection and has decades of precedent in the business sector.

She gets the notice from the lien service and all of a sudden she is willing to pay 100% including the extra $600 in fees the lien service tacked on. 

So every 2 years I save the extra. 

I wanted to have extra cash in hand just in case if I do not get the tenant sooner.