Drip edge shall be white, manufactured by XXX (or approve equal) and secured with proper fasteners per manufacturers specifications and best trade practice."

Looking at the numbers CAPEX and repairs add a huge amount to the monthly expenses.For instance, this third deal:Monthly Income: $1,100Monthly Expenses $1,134.14Monthly Cashflow: -$34.14Pro Forma Cap: 5.22%NOI: $5,215Total Cash Needed: $11,050Cash on Cash ROI: -3.71%Purchase Cap Rate: $5.73Sale Price: $91,000Closing Costs: $2,500Renovation Costs: $4,550 (5%)TOTAL PROJECT COSTS: $98,050Down Payment: $4,550 (5%)Loan Amount: $87,314.5Loan Points: $864.5 (1%)Amortized: 30 yearsInterest Rate: 5%P&I: 468.72Total Cash Needed: $11,050Property Taxes: $2,184/yr2% Rule: 1.13%Initial Equity: $12,685.50Gross Rent Multiplier: 6.89Debt Coverage Ratio: 0.93Expense Increase: 4%/yrIncome Increase: 5%/yrProperty Value Increase: 4%/yrCash on Cash ROI: YR1 (-3.71%) YR2 (-0.63%) YR5 (2.64%) YR10 (9.76%) YR15 (31.56%)Annualized Total Return: YR1 (2.48%) YR2 (22.27%) YR5 (26.37%) YR10 (26.47%) YR15 (22.20%)Total Profit if sold: YR1 ($274) YR2 ($5,469) YR5 ($11,251) YR10 ($24,701) YR15 ($70,982)Expenses:HOA: $82Insurance: $66Taxes: $182MTG: $468.72 (@5%)TOTAL: $798.72Vacancy: $110 (10%)CAPEX: $190/mo (~2.5%)Repairs & Maint: $380/mo (5%)TOTAL EXPENSES: $1,478.72These expenses are different than the $1,134.14 mentioned early on.

@Tom Horan if she is 'tax savoy' as you say you might want to search past post here for discussions of 'price vs interest rate' for lack of a better term.Meaning this; on a 100K loan @ 20 years @ 5% you get about $660 month, and a total of 100K principal & 60K of interest.

For example, if you found a great real estate deal and convinced me to contribute 50% of the funds, I wouldn't be interested in any contract from you promising not to steal my money: I'd want a secured interest in the property, likely in the form of a promissory note (describing the terms of the loan) and a recorded security deed (pledging the property as collateral for the loan).

Calculate the total cost for a year.

There are some passive 1031 compatible products that are real estate yet totally passive. 

TITLE INSURANCE□Do you obtain title insurance on your transactions (including loans secured by a mortgage)?

Depend on deals, number of deals, total ticket price, and amount of cash on hand, I would select the best resources available to me.

Makes total sense I think I already new the answer I just needed to here it from someone els.thanks for Your time!

If tenants decide to provide any new information (not previously disclosed) after lease signing, Agent shall have the option to carefully consider this additional information and either decide to terminate this Lease upon three days notice to quit if the additional information has the potential of unfavorably impacting the previously signed mutually benefiting lease agreement, or Agent can decide to make adjustments accordingly including but not limited to any additional screenings as needed, rent/security deposit/utility fee or any other applicable fee raises, pet fee implementations as applicable, request for emotional support documentation for new pets and request for completion of a pet addendum to modify existing lease.Unless otherwise communicated, Tenants are required to resubmit application for any Rental Lease Renewals.Tenants shall promptly notify Agent in writing of any subsequent change in the information provided by Tenants on Tenant’s lease application.