It's hard to find a question in there.

Also, if a tenant moves out without turning over keys etc, there is a court action similar to eviction in my state where the judge can award possession by declaring the place abandoned by the tenant.

It has worked so far, but there are few things about it that we've had issues with (security deposits, rent receipts, etc.).

There is a calculation that takes place and usually involves market based investments.  

I was curious to know if there are any homebuilders that are building new construction small multi-family in the area?

There are several different types of income in the US tax code.Two main types are “active income” and “passive income".Active income is money you earn from working, such as wages from a W-2 job or income from running a business.Passive income is money you earn from investments like real estate, stocks, or rental income from your RE portfolio where you earn $ without actively working.Normally, you can't use passive losses (like losses from real estate investments) to offset active income like your salary from a W-2 job.That is unless you are an RE Pro.The reality is, that Real Estate Pro status is just a filing status similar to filing married or jointly.And if you are a real estate professional you CAN use passive real estate losses to offset active income from other sources.To qualify as an RE Pro you must:1.

I am not sure how to get around interest, but there is always a solution that could work.

The rent to price ratio's look really good for Texas (as well as compared to national levels) and my models cashflow at 20% down if the rate is at 5% or lower, really at the current rates its more breakeven but there Refi potential over the coming years and there is appreciation upside in my opinion with the new Tom Thumb, HEB, and Target breaking ground this year making Forney a more classic style suburb.

When I enter her apartment I can't even tell the cat lives there.

Become a Material Participant.We are given a clear framework for determining Material Participation (not passive) in Pub 925.There are 7 scenarios that will get you there.Material participation scenarios (Pub 925):1. 500 hours.2.