Tankless is not always cheaper then replacing a tank one.Tankless, you might need to upgrade the gas size.Tankless is usually more expensive then tanked ones.So ask your self  is t worth it?  

I have out of state turn key properties and also am looking to purchase a 3/4 unit in Oakland or anywhere bay area but with criteria to live rent free after all expenses.

I have 1 rental property and working on another one. recently started an LLC. what a gathered through bp/podcast. the benefits for an LLC is taxes. saying if you made $100, you spent $50 on expenses, you as the person would get taxed for the whole $100. now say you have an LLC. you made $100 and had $50 in expenses. you are taxed the remaining amount which in this case is $50. in regards to adding a property under an LLC. through a few podcast. they talked about having different LLC with each partner. so unless you want to share the pot of your first rental with your new partner, I suggest making one.

Now this is also the more expensive way to do it - as there's then two separate sets of attorneys to pay.

1 – Rental Return with Cash Purchase Purchase: 120k+Renovation: 35kAll-In Budget: 155kAll-In Budget: 155kMarket Rent: $1300/month% Towards Expenses: 30%Annual Cash on Cash Return: 7.04%2 – Re-Finance After RehabAppraised Value: 185k 75% LTV - $138,750Cash Still Invested - $16,2503 – Rental Return After Re-Fi Cash Still Invested - $16,250Market Rent - $1300/Month% Towards Expenses: 30%Annual Cash on Cash Return: 67.2%We’re very excited to break ground on this project and once we begin construction, we’ll be sure to update everyone on the progress.

I would also suggest if possible, you find ways to cut your expenses. 

There was also a water line for a refrigerator..... maybe someone forgot this is a 469 sq ft tiny house and fancy pants fridges with on demand water and ice take up precious floor space (and if they don't they are frigging expensive).Slightly annoyed, but still impressed.Then I swung by a week later.

Should this be something I add into the other expenses or property taxes when using the BRRRR or rental calculators?

The dealer sells homes that are already pre placed (maybe at the parks expense to sweeten the pot) the park doesn't have to outright buy millions of dollars worth of MHs up front just to fill the lots, and people get a nice new trailer to live in.

Im currently about to turn 19 this month, full time student, with about $272 in monthly expenses just from small bills (I recently just made personal budget spreadsheet).