@Nick Jensen thanks but I'm thinking of something different - like charging a tenant slightly lower rates than market for the energy they consume.

There are two reasons for this: 1) I find that the management is much less time consuming on a property in a better location (tenants are better qualified financially, and generally have better job stability). 2) When you buy right in a good neighborhood, there is usually more room to increase rents by renovating a property.

Too time consuming during the summer sending out quotes and bookkeeping stuff. 

However, it is too time consuming now at this point and needs to be scaled up.Thanks in advance!

I have involvement with single family, (buy and hold) but my goal is to enhance my knowledge of multifamily and eventually begin purchasing small multi-fam properties in Texas.

For example: http://oag.ca.gov/consumers  or the department of real estate.

@Kim Handelman I currently work with a realtor and he provides Comps, even CMAs although I don't like to ask him for CMAs because they are more time consuming.

ARV $105,000 reflects the needed repairs to enhance the property condition and appeal to standard market.  

The DF Act only pertains to consumer financing on home loans, not commercial loans, buying rentals will be a commercial aspect so long as you don't live in the property.Another matter is who presents the deal, who constructs the agreements, who drafts the note, often it's an investor buyer who has the sales pitch and sells the deal to an owner.

Buying expendables like letterhead will be expensed in that year as a consumable item.The funds used from your personal account are your initial contributions of capital that total is your first entry for your books and then allocate the expenses accordingly.