Here is the formula I use for every property I look at:http://www.biggerpockets.com/renewsblog/2013/01/19/real-estate-math/I'll take a mental note of whether a property hits the 1% or 2% rule (if either) when I first look at the numbers, but that's as far as I go with those 'guides'.

Have a property where the electric breaker in the master bedroom trips about once a week.

This means more frequent furnace filter changes and vacuuming of electric heating devices.

Paul, keep digging into this but I found out that doing flipping in a SDIRA you may be hit with UBIT.

My conservative estimates of a $775 rent would still cash flow about $470 a month and return me about 12% annually on my money.If you self manage and pay all cash you will hit this number if things don't get too crazy with the HOA.

I save all of my reciepts and payments for rent,electric,water etc.

You have hit the motherload in regards to Real Estate Investing.

As previously noted, hitting 1 million in sales 15-20k, MLS is around 1K a year, and a recent agent I talked to said she has a $150/month desk fee to the company.

I have done a number of things in construction including framing, drywall, minor plumbing and electrical, door and window replacement, some finish work and on and on the list goes; I can pretty much "fix" anything.

The tenants are responsible for electric and I plan, with these change meter their gas usages as well, in turn lowering expenses.