Some states are more tenant friendly and others the laws more favor the landlords.There are various websites for a smaller fee where you ask lawyers questions etc.

., combined pool for downpayment, rehab, professional services, etc.).On that note, I'd assumed I would use leverage and have estimated 25% down, but I'm open to interesting cash plays.I 100% insist on using property management, and all of my planning includes that cost.Ideally I'd like to hit ~8+% cash-on-cash return after all is said and done (taxes, payments, repairs, insurance, PM fees, capex, professional services, estimated cost of vacancy and turnover, etc.).

I am still researching but it seems that there is a flat rate of 6% income tax on investments, interests and dividends such as stock. 

However, if you can get $1100 SFL for $75K, I think that's still a good deal.Also, one thing i noticed that these calculators are missing are if you are using a PM (which it looks like you are), they charge a placement fee, which should def be incorporated into the numbers. 

o who gets fines, fees and the cost to move it back to two?

I'm pretty new to BP as well :)  Keep in mind that some Big White properties can have ridiculous strata fees for a two bedroom condo ($700+/mo).

I know a lot of investors don't like paying the fees, but on those early purchases, our agent saved us so much time and money and was an invaluable part of getting us off the ground.

You can try a lower flat fee company or do a FSBO. 

There is a fee.

I suspect they are not going to take any risk for a few hundred dollars in title and escrow fees so they will stick to their 2 year minimums.there is a company in CA I believe that specializes in insuring these..i checked into this on a lot I had in Charleston SC that I was having a hard time getting insurance for.. but when I read there policy it was clear .. no lender ( construction lender ) at least a bank would rely on it.. and I highly doubt a reputable mortgage lender would rely on that title insurance..