How does using ONLY operating expenses for one year period determine a return on your investment? 

Don't count chicken until it hatched, in this case I always continue advertising until I get lease signed, rent and security deposit money in my account, doing move in check list, and give them the key, then I can take my sign and deactivate all the ads.

What size multifamily unit should I start with?  We are builders also so was wondering if we should start with an 8-12 plex before venturing into a larger apartment venture.  Thoughts?  Right know we have built and so...

If she is still giving me negative tone through the email then I will move on and continue looking for more great deals. 

I've owned and operated a sports pub for the last 18 years.

I need advise from experienced investors on my options to tap the equity to continue investing and growing.

Continue to document the pest control issue.  

The assumption is that there are multiple years of tax returns and income statements to show that it's being operated profitably and with a comfortable contingency.  

If they wanted to continue month-to-month, I would raise their rent by $50. 

If the tenant stays and continues to pay, fine.