So to find such hidden gem, that no one else has so far, would be a fool's errand.  

His monthly PITI is $2890 combined condo fee of $750 combined taxes of $375 and I would have my property manager run it at a cost to me of $495.

His monthly PITI is $2890 combined condo fee of $750 combined taxes of $375 and I would have my property manager run it at a cost to me of $495.

FYI there was as transaction fee charged by auction.com of 1k and we closed in 60 days.

CA requires $800 LLC annual fee, which makes it prohibitive to have multiple LLCs.

Now days the moment a Landlord contacts Housing to say that a Tenant owes money (for damages, late fees, back pay rent, etc) Housing will notify the Tenant to pay or lose their Voucher.

Another option is to use a flat fee for utilities if it's common in the market.  

Legal Fees $2400 Deposit Required for the mortgage - 20% - $35,000Right now rehab - 22,000Property improvements and correction of deferred maintenance over the next 2 years - additional $24,000 Mortgage payment - 871$ / monthWater - app $200/monthProperty Tax - app. $300/monthGrass/snow - quoted by a local company at $274/month (1800 for snow for the year, 1500 for grass for the year) Insurance - $140/month (got a great rate not cheap insurance) The heat source and hot water is natural gas, New furnaces and water heaters installed in 2015. 

My role would be the assign the lease option agreement to a tenant buyer who would take my place in the agreement and pay me an option fee to do so.

Someone, usually the title co. handling the closing for an extra fee, has to go through the process of contacting the irs, showing documentation of the sale, the amount due the person owing the lien, and get the irs to remove the lien from the property, for a partial payment of the lien.