It does not matter when you do the study but sooner is always better than later for the ability to reinvest the additional cash-flow. 

They paid their own lights and gas and the same scenario I posted above would pertain to them as well regarding their lights and gas.For the tenants who had to pay the water bill, which we as landlords paid for ourselves, on behalf of the tenants, (and of course this would be stipulated in the Lease Agreement that they would be responsible for the lights, gas, and water bills) we would then turn around and bill the tenant for the water bill by typing up an Invoice out of QuickBooks and sending the tenant the a bill for the Water and also sending them a copy of the water bill sent to us from the Water Company to prove we weren't trying to charge them for more usage than what they used.  

So a creative approach like working assignment fees might be a way to raise some funds along the way to funding your ability to do your own deals. hope it helps a littlerandy 

Something that looks like this but with ability to remotely manage the codes -

Broker, which requires to carry specific insurance policies, offices, software systems, licensure expenses, continuing ed expenses, and this just get's on the ability to exist, that's it, just to exist.     

I chuckled at your "missing tv" remark but I can imagine you've seen all types of scenarios - especially the stressful ones.

Ability to command a premium on rent due to real scarcity of inventory.

Ultimately it allows me to say yes to everyone whether or not I think they've got the ability to close.

Let me know if you have any questions -"An Engineered Cost Segregation Study gives the ability to substantiate the replacement costs to the insurance carrier.

I feel like I tried to do this to the best of my ability using zillow, redfin and trulia all at the same time.