Does it exclude a lot of purchases - yes. 

As far as the individual expenses go (excluding utilities) I start with 8.34% or $187.65 (one month rent) for Vacancy. 

I want to be law compliant and I wanted to exclude the chance that we could be sued. 

Well maybe thats a little exagerated but it would certainly be higher than the 700 to 1000 that is average in most of the rental markets in the US>  ( west coast and high priced cities excluded)Rents in Oregon for instance were flat for a good 10 years prior to about 2012

Pass-through entities are Schedule C businesses, partnerships, S-Corporations, and rental businesses (Schedule E) and LLC's who are taxes as the above entities.The income from each entity is treated separately, therefore, a loss from one entity cannot offset income from another entity.Capital gains are excluded from the the pass-through deduction calculation.

I think that total fees should not exceed 10%, repair and improvements excluded.

Thanks hannah for your reply.my ultimate goal is cash flow,not excluding a good offer to sell if it comes up.i am new at this and its going to take me some time to get the hang of it, but i am going forward with this, and a great part of this question is that my parents have a 4unit building which they built new and have had them with section 8

A warranty deed only warrants over liens and encumbrances and does not extend to code violations, if the violations are recorded, they may be specifically excluded from the title policy that warrants the warranty deedOriginally posted by @Yaniv Kehat:Hi.I'm international investor in milwaukee.I found an interesting property and the seller sell it in as is condition and gives me a warranty deed. 

One of the key reasons that breed is so passionately contested is because federal law does not exclude any breed from being a service dog. 

Owner is currently paying water, sewer and garbage, but I excluded those expenses and instead will make that a fee for the tenants to pay and added it under other income.