., they force coverage on you instead of tailoring the coverages around your unique situation)Only represent one insurance company (no single insurance company can offer the right policy, at the right price for all situations)Their process for getting a quote is difficult and cumbersomeTheir underwriters/inspectors seem to always find a problem with a propertyIf you spot these warning signs, you should search for an insurance agent with these attributes: Have a depth of knowledge gained through years of experience working with real estate investors like yourselfHave a unique consultation process specifically crafted for working with REIsHave access to a minimum of 50 insurance companiesWork with a large independent insurance agency or group (the larger the agency, the more leverage they have with insurance premiums and claim settlements).

I have a somewhat different system for filling my deal bucket. 

Have you found a reliable system that allow you to handle those late night phone calls, and last minute issues?

On deals priced from $300k-$1M, you can be very successful in the 80% range (but not too much over that) assuming you have the right teams and systems in place.

It also has separate utilities but shares the septic system.

I am in the process of buying an SFR in what I would consider to be one of the best 2 or 3 areas in town - it’s an incorporated city with its own Blue Ribbon school system and this particular area has primo shopping and dining and is walkable to the schools.

This is a unique transaction in that it is a portfolio of residential units instead of on commercial property.

All meters are pulled and the city has told me that the building has to be brought completely up to code and have a fire suppression system installed.

I use my own skip tracing system to get phone numbers then cold call and send text messages to get results.

Any thoughts on an accounting system to keep it all straight with the county/state accommodation taxes etc?