When a tenant moves out, transfer the deposit back to Checking so it's ready to apply towards expenses or to refund to the Tenant.If you end up with excess funds in the Checking account, I recommend you transfer it to a third account that is specifically designated for future investments.

California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.

Some other clients have made excess contributions and paid the penalty while others took out the excess before the end of the year and paid no penalties.

It sounds as though you are either, A) not conditioning that space (in which case the ducts will need to be insulated) or, B) there is excessive infiltration of unconditioned air getting into the soffit.

Even a 1 month vacancy seems to be offset by the principle paid down during the first year in excess of $4,128 (monthly principle portion x 12 months, understand that the principle portion grows over time and these are just ballpark numbers).What are your thoughts?

Yeah the Fed is going to raise rates a few basis points (good idea, really), but elections  are near and an excessive increase would tank the market, so they know and will not allow that to happen.If you find good deals, just make sure there's cash awaiting you at the end and go for it.

So, my options are for me to either help them proceed with a foreclosure and resell the property, I would then borrow the excess profits at a fare rate to invest in more real estate.

Can I raise rents 40% for the 4 excess people, or will some judge somewhere say I bought the property as-is can't do that. 

This is my first time seeking a commercial loan for a purchase so I'm not sure what is the norm and what is excessive.

@Ryland Taniguchi  there are currently zoning overlays in the PDX market.. and more to come as Neal mentions.. but PDX is not the easiest place to do business.. they are slow and slower and the market is hot with competition what kills you is you need to close then you have excessive holding costs as you get your development approved.I have a simple 3 lot one on a 4k sq lot on Ivy that is R2A overlay zone.. 45k and 16 months and we still don't have conditions of approval.. we will get them..