Only good thing about gas is if you are doing a rehab the gas company has/had a program where if you replaced each appliance like stove, dryer and furnace with gas ones they give you big rebates, which made them all basically free.

If the tenant is basically (judgment proof) such as credit is bad, they get paid money under the table as cash,etc. then it can be a waste of time to take them to court to get a judgment.No legal advice given.

Basically Know Your Number and Know the Market.

So my question is from the investors standpoint what are some basic terms of the contract that i should be keeping in mind. 

Basically, they reckon I can't evict tenants because my contract is with the county for their portion of the rent. 

This is the basic set up that we use for new investors that is scalable and streamlined.

I would basically be floating on almost 0 net positive cash flow till I could get the prices raised.

I've never even used traditional lending, but I've found that talking to lenders is a great way to learn the basics.

Basically the type of loan and down payment required.

there is more to it than that once you get into the commercial world, but the basic concept of cap rate is pretty simple.