You have to some skin in the game...The recent purchase that I did, I had to show about $180k since it was 2 4-plex as a package deal.

She helps take out the trash, waters my plants and bring packages inside.  

@Jason GordonGive Lima One Capital, they have a program for packages like that.Jared

They have packages for continuing education with instructor and web based classes that are quite expensive.

Currently I have package of 5 houses, $200,000 county value around $310000 and bpo over $330000.

Quote from @Sam Karp: The Lease Agreement Package offered by BiggerPockets is complaint with the law, but may not include everything the law requires.I recommend you speak with an attorney to understand what the requirements are and then tailor the BP version to ensure it's fully complete and compliant.

Biggerpockets sells a Lease Agreement Package under "TOOLS" at the top of your screen. $100 for a lease and several other documents, written by investors and attorney approved for your state.

These is a large number of businesses in the area that support the wine industry in Napa, some of the largest beverage packaging suppliers in the world have facilities in Fairfield.

Starbucks gift card, books store gift card, movie tickets from Costco (they have packages with two admissions, drink and popcorn for $24 here), Costco gift baskets (surprisingly nice ones with chocolates, cookies and a planter are $20).There is discussion of this topic every year on bigger pockets.

That way you have some kind of warranty and someone to hold accountable to fix it.It's also easy enough to get entire packages for the kitchen for fairly cheap... this way you know everything is new.