Either way it's worked great for 20 years now, no vacancies and no advertising, even a few repeat tenants of people from years prior.

It wasn't about repeat hits, it was about readiness.Do what you can to create marketing that looks like you're going to be in business years from now, and make it something people will keep for future reference.

This is probably why he/she is suggesting a HML.I'm not sure how would affect his commissions ?

It bears repeating: stick to your numbers.

And basically repeat the process.

Inflated sales price, large down payment, hope you default on a couple of years, rinse and repeat.

@Sam Erickson if you would have hired a contractor to do all of that work for you, how severe do you think it would have affected your profit?

That's a way to save some money with DIY, where it won't affect your finished product.

Because of the low interest rates and we weren't affected by other major housing market since we have the oil boom,military base, and colleges everything skyrocketed in the recent years.  

got first judgment. they appealed (as the city gets charged zero to do so) I got second judgment after repeating everything from the first case over again.