These are 5 attached 3 bedroom townhomes and 4 individual SF homes all on 1 acre of land.Please let me know if I am forgetting anything.Rent: $8,875.00Units: 9Maintenance $1,331.25Vacancy $443.75Property Manager $621.25Insurance $484.47Utilities $150 (calculated at 85% recapture on RUBS for water, gas and electric metered separately)Landscaping $300.00Advertising $73.96Ongoing Capital Expenses $887.50Taxes $702.63Purchase Price $385,000.00Rehab $78,100.00Holding Fees $17,750.00 (2 months rehab, some will rent sooner)Closing Costs $3,500.00Cash out of Pocket $484,350.00Additional ideas for extra income:Pet Rent - $10 per month per pet (the property has a huge green space for pets that I may actually fence in as a "dog park")Appliance Rental - $25 per month for w/d, $15 per month for refrigerator (I actually ran across this idea looking for my son an apartment recently)Property also has a big playground that I may remove -- not sure yet.Please let me know if there are other expenses that I am not calculating (hopefully they are small :))

RBC made a policy choice last year to fill a gap most of the Big-5 Canadian banks have: 5 & 6 unit properties are "technically" commercial, but the commercial lending department won't touch anything <500K {possibly higher in TO and Vancouver} and really do not like to bother with deals <1-million.

Can this be done with me being an individual and not a sub chapter S or any other entity?

Now I have a couple more choices.

Our kids are adults so several years ago we went as separate corp's & it has worked here in NY SO FAR with $6500 (individual) deductibles ...but (& without getting political) we have been advised by our carrier that the full force of ACA is yet to hit our respective plan(s).

I have let tenants break lease before without going after them because I felt that their situation didn't leave them a choice, but I feel being taken advantage of in this situation.

I have been a part of deals like this.So, I respectfully disagree, If someone dies, any probate attorney would do anything possible to keep from giving the house to the bank, and the probate court would encourage that, If the estate admin filed BK in a probate, or otherwise had other family member pay a few dollars to save their own inheritance, there is no choice.

Flipper,Property Shark does not provide coverage in my area.I don't see a title company providing any free services since if the properties were bought at trustee sales, there would be no need for Title company services.I did call around to several title companies and they want to sell two individual reports; Judgments/Liens, and then a loan report.

I don't try to break down the individual expenses for a given property in a future year because that is impossible.

Hello:To this point, I've always bought investment property as an individual.