- current rents as reported to tax assessor in Jan 2017 = $12,860    (10 for $770 ea, 8 for $645 ea)- current taxes are $12,580 (WI bases taxes on the reported income I was told)- yearly expenses of $61k include -sewer (a killer at $10,320/yr), water (well), gas for boiler, common area electric, insurance, 5% management fee, $800/mo CapEx, garbage, insurance, and maintenance fees - all units were reported rented to assessor although at least 5 units have obviously been vacant for a long time (as evidenced by the several months old gas/electric company shutoff tags hanging on the doors).

Washington already has high sales, gas and property taxes and high regulation. 

Yet he is used by both the local Electric, Gas & sewer utilities to inspect the homes for their employees after a home has been left vacant for some time. 

Sales Price $525,000 Loan Amount $420,000 Down Payment $105,000 Interest Rate 4.60% Loan to Value 80.00% 8 Units (7 Apts/1 Retail) Term Mo. 360 Gross Income Total $108,000 Gross Income $108,000 Residential Vacancy 10% $10,800 Capex 5% $5,400 Total $16,200 Effective gross Income $91,800 Expenses Annual Figures R/E Taxes $8,640 Insurance Premium $4,200 (Estimate) Maintenance $5,400 Water/Sewer $2,220 Gas Heat $3,530 Common Electric $350 Management $5,130 (5% EGI) Garbage $1,105 Total Expenses $30,575 Net Operating Income (NOI) $61,225 Principle and Interest Pmt $25,837.28 NOI/PI $25,837.28 Debt Service Coverage Ratio 2.37 Monthly mortgage payment $2,153 Net income after mortgage $35,388 Return on investment (ROI) 33.7% Cap rate 11.7%

When my tenant wouldn't let him in to get his daughter he poured gas around the house and lit it on fire.

Once you get to 5K and out of the rat race then you can pour on the gas and make the 300K+ we all want.  

Updated kitchen with granite, stone backsplash, gas cooking.

The notion that others are not getting a C of O means that they are leaving themselves open to massive lawsuit and loss of revenue.That said, renting an accessory dwelling unit in DC - in the long term - should provide you with a return on your investment, if you separate the electrical and gas.

I'd look for a property with HOA dues in the $200-$250 range that might include water/trash, while the tenants pay for their own gas/electricity/heating/cooling etc. 

Business cards, sign riders, much more gas, marketing, CRM, E&O, MLS, possibly NAR.