say i know in 5 years ill have to do the roof and it's going to cost me 15k, i need to budget 3k annually for itthe money isnt really an expense though as it's not being spent, but i am however losing cash outflow so it must affect the cash flow somehow?

Yeah, you did it wrong....looks like put your estimated Annual expenses, capex and repairs, as a Monthly expense. 

@Gregory DeRosso, @Trevor Ewen, @Scott Wolf, @Vitaliy VolpovThis is all great info. 

On an 8-plex with a $35 monthly utility bill back in a 7.5% cap area, that's an extra $44,800 in value I've generated ($35/unit x 8 units x 12 months = $3,360 extra annual NOI).

Average property tax on a property like this is about $3k annually.

I am partial toward Texas LLCs since they have strong laws reinforcing the LLC and no annual fees - and you can tie in that handy Land Trust to also remove your name from public records.

Wikipedia has some current annual numbers.

Are your NOI numbers above monthly or annual NOI?

More specifically I am wondering if there is a gap in the market for investment property inspection, move in - move out or simply annual, bi- annual inspections.

We have a few major customers that fall into these categories.One major memorable customer provided a guaranty that expires annually for $100,000.