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.

I have also looked on online at different county Register of Deed offices and can’t find a completed Warranty Deed to Trustee.

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.

Any one can refer any good online service please?

Mike- interested in a negotiator position earning more, using your loss mit experience?

Long term plans are to use wholesaling to earn an income and also to use that income to purchase rental properties in the future.

I think, though here's where that CPA will earn their pay, you can still deduct the depreciation.

If you earn less sell.

For general LLC expenses that are not related to specific houses I intend to put these on lines 9-21 on form 1065.