How about offering them help with cleaning up their yard and getting excess junk hauled away which can definitely increase the value your property in a buyers eye?

The bank does not get to keep excess funds.Since it has been this route a few times, there is a possibility that this is an auction by the bankruptcy curt.

You'll need to design your landscaping and parking lot to collect this water and more than likely run it underground since you don't have a lot of excess land available to construct retention ponds. 

My base plan starts at $100 a month, and this includes 100 live operator minutes, with excess minutes billed at $0.95/min.

You still have management, maintenance, advertising, office supplies, legal fees, eviction expenses, utility expenses (at least during vacancies), damage done by tenants in excess of the security deposit, lawsuits, etc, etc, etc, in addition to the expenses Will listed.

An excess liability may be 800 per year or an umbrella may be a few hundred a year and each property added would be a small adjustment. 

Thanks so much for your reply @Alexander Felise So, theoretically, as a beginning investor let's say I run my numbers correctly, purchase a property that is worth purchasing, and then do a cash out refinance after it has appreciated (naturally or forced or both), and, if done correctly, you will essentially just have to continue to pay off the original value of property #1 via your new cash-out refi loan product but get to pocket the excess and use it for future deals.

I like deals that generate 2k or a more, a Month, in excess cash flow after all debt seduce and expenses are paid for.

California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.

If you can reinvest the 40k into an investment that will spin off income in excess of 2,904/ year (around 7.5% ROI) then it makes sense to refinance.