You should use either LLC’s (the old and expensive way) or a Series LLC (the new and more cost/time effective way).

If a tenant has removed their belongings, why would they motion the court to move their stuff back????

Hey @Joshua Austin, it sounds like your Team has a solid and effective PM system in place!

I charge when there is a violation of the lease (unauthorized tenant or pet, late rent, failure to maintain lawn, etc), when a tenant request is going to cost me extra time (adding or removing a tenant to the lease), or when the tenant wants to deviate from the agreement (early termination).

Most lenders will ask for a full application because there are so many items that come up during the application that can effect your rate and monthly payment, so most are just trying to get an accurate picture to give you a good quote. 

Here's what you're gotta look at that:GROSS RENTS minus:TaxesOwner paid utilities (water, gas, electrical paid by owner)Landscaping/snow removal paid by owner.Property management feeInsuranceVacancy and maintenance budgetsThat's going to be your net rent

It’s the same as for SF residential but is only effective on smaller properties.

One tenant i got a warrant of removal after non-payment of March rent at the court, now he went back to show Order of Cause to elongate process etc.

Do these costs cover things like lawn maintenance, trash removal, or are those extra?

Purchase price: $240,000 Cash invested: $63,500 Contributors: Tara Shedden Self-managed fourplex; landlord pays water, sewer, trash, landscaping, snow removal.