I have also heard/read that it is wise to put each property under it's own LLC........extra protection for your other properties should anything happen.

Check the recent major oil company's earnings.

Even if they pay as agreed you are only earning the interest.

Thus, you'd be paying over and over again for the same roof, foundation, HVAC, and plumbing system, although the warranty does cover built-in appliances in each unit (you pay extra for refrigerators).

With the edging, $45 a LF and one extra days work.

Here's a few others, if you're trying to detail these out.6) Insurance7) Make ready costs when one tenant moves out before another moves in.8 ) Discounts given to lure in tenants (aka "economic vacancy")9) Advertising10) Legal fees11) Court costs12) Property management (which you can earn for yourself, if you do this yourself.)13) Major repairs (roof, furnace, plumbing)The problem with many of these is that they are sporadic.

And if you pay cash, you're earning $1100/month, or $13,200 which gives a 3.8% return.

You won't be earning the property manager's cut. 30 tenants are 30 tenants, regardless of where they housed.

Weathie: Thanx for the response, you are totally right, this property will never be a winner in terms of cash flow and its keeping all my money tied up, I guess it's just hard to sell it since it's been in the family for over 20 years (you know how it is, emotional ettachment lol) As for the triplex thing everything was done by the book, 3 appartment approved by the city and ive got the right zonage so no problems there.Here's my financial situation : I have a full time job earning me 43 000$/year plus benefits, I've got no debt whatsoever, and I don't have any savings except for the money in this property, a small 3000$ in the bank and my retirement account wich I can't touch.

High enough to cover the extra costs, and to give you your profit.