I also own and operate a business that provides water submetering for multi-family properties of all sizes.

Regarding your creek, the issue is really (as you know) that someone will fall in and get injured (or drown).

We have a mixed bag of federally subsidized, as well as non-federally subsidized rent assistance programs, many which abide by rent assistance Housing Quality Standards requirements.For Housing Quality Standards, screens are not actually required...if they are present, though, they must be in good condition so as to not posed a cutting hazard or other health and safety riskHope that helps

There are some that don't charge interest on the money for the rehab until you're reimbursed from the lender on it.There are other lending guidelines out there such as: -Any level of investor experience-Funding in as little as 10 days-Credit scores as low as 640-Non-owner occupied Single Family, Multi Family up to 4 units property types-Purchase Loan Amount – up to 90% of Cost (depends on area you're purchasing and if you have a higher credit score)-Rehab Loan Amount – up to 100% of Cost-75% maximum after repair value-12 to 24 month loan term with Interest Only payments.

Let me summarize the main issues here for everyone's benefit.

Also, rentals in S Corps are generally bad should you want to revoke S Corp election one day, the assets are distributed at fair market value and likely will have capital gain without cash.Alternatively, a multi-member LLC taxed as a partnership is considered a pass-through entity, and if your state allows SALT work-around / PTET on rental income, a partnership solves both issues.We recommend partnerships often for rentals especially STRs.

I have the issue of a high mortgage and taxes and insurance.

The most multi-unit I have done so far is 2 units.

I don't have an issue, but I learned a lot and will make a few changes.Mike

While I use Tschetter Sulzer as my attorney for Landlord Tenant issues, I don't think they regularly practice in the area of Real Estate Agent representation.