I did not see marketing costs, nights that you need to spend at networking meetings paying for dinners or memberships.

Is she paying a property manager?

Or could I 3 properties flow into one account and pay all expenses from there.  

that money is not the same as cash... you're paying interest on it.but let me know if i am missing something.

If they buy something for your property and you pay them back, it’s just like you bought it yourself—so you can count it as an expense in your bookkeeping.If they don’t get reimbursed, then technically it’s a gift/donation, and you can’t deduct it as an expense.

This seems unlikely in the long run. you are forgetting that someone is paying down your principal for you so you need to take that into consideration. 

If your paying cash to buy and rehab then refinancing I get that.. but your still paying for two closing costs.

Tenant is profusely sorry and stays in contact, but that does not pay the mortgage.

So it could take a decade to get to todays market rent. 2) it’s almost impossible if not impossible to non-renew a tenant, especially if you’re not an owner occupant. 3) As a seller, even if I could remove paying tenants I never would without a non-refundable payment from a potential buyer that covers all vacancies for 6 months if they fail to complete the purchase. 4) You MIGHT say as a buyer that’s worth it.

There is usually extra charges on closing to pay for that service… but it is minimal.All the best!