They low-balled me and offered 25K.

"Medicaid is a program intended for those with low income" Medicaid is not intended for people with assets that can be used to take care of them in their declining years.

This way you could get into another house/duplex/triplex/fourplex for low money down (3.5-5% down), live there for a year, rinse and repeat.

Here are some things to consider; USDA loans were created for low income rural housing, so not everyone house is eligible for a USDA loan.

I googled a few websites and didn't find something that was simple, crisp and thorough.I'd like to send something ahead of time to the tenant.I do see a lot of move-in/move-out checklist, but not much for periodic rental inspections.Thanks!

However, why would you want to enter in such a low margin business?

LVR restrictions on any property that is not your home, very low yields, high building costs, median house price in AKL that is over $850k.No building depreciation, and government that is introducing pro tenants laws... 

I think your expense estimate is very low.

You can get them at Lowe's for $15-20.

In my opinion, $1k additional per unit totaling $3k is rather low considering the additional liability the Architect will incur.