Also, everyone has had help at some point, it's good to give back once you are established and have the free time to do so.

I'll be able to afford doing two projects at a time from here on out so my final day working for the man is coming.....I like to imagine my potential when I can utilize the 2000 hours/year I give to the man (for JACK) and invest them into my personal business.I will consider your advise and possibly make amendments to my business plan.Thanks Keith

All utilities were in my own name and I was not living permanently anywhere else.

An employee or other representative of a utility or local building regulatory authority qualifies as an eligible certifier if the employee or representative has been accredited or otherwise authorized by RESNET (or an equivalent rating network) to use the approved energy performance measurement methods.

She is able to handle all the village inspections, deliveries, and turning on of utilities.

All are single families, so landlord pays no utilities.

But you don't give keys until two things happen: they have paid, and they have put utilities into their own name - you have to verify the utilities with the various companies involved.Move-in checklist is something you'll want to do when you give them the keys; if you do it after, they could have made some damages and not admit to those damages.

Well established communities are enjoying notable gains in value.

Once its rent ready, then you will have established a basis.

-Calculating expenses (I read an article about being able to calculate them on a napkin to estimate positive or negative cash flow), but I do not know where to find these numbers, including HOA costs, utilities and whatnot, mortgage, vacancies, etc.