Also the 10% vacancy is a big excessive i believe.

Id tell your tenant if she keeps on smoking you will be charging a fee for breaking the lease and causing excessive wear and tear.  

Also the 10% vacancy is a big excessive i believe.

I have many LLC's that hold one or 2 properties each to limit exposure.

On its face it seems very excessive.

Excess fees opens LL to suit where the LL must show a judge and jury the fees were reasonable.

Invest in real estate - it represents diversity in your overall portfolio so if you are taking cash out of equities to invest in real estate then you are potentially building yourself a portfolio that is positioned for excess returns with lower volatility.

Of course this all predicated on paying any balance off within the "promotional rate" timeline, so as to avoid excessive interest expense.

I include verbiage in my lease that allows for me to crack down on excessive use and, since I know how much it should cost each month, I have a great pulse on how efficiently people are using the home.   

Replace both our employed income and 2nd have excess to enjoy life better.Hope to hear from you guys soon!