I see a lot of Single family advertise as 10% cap rate but once you take into account insurance/ Capex for future repair etc i think it is closer to 6%/7%.Whereas for a condo I don't see the  expenses to add up and deteriorate the cap rate to 7%.

It also helps to build up a variety of team players for your future endeavors by checking out the company page here on Bigger Pockets to hook up with a few professionals in the area you need team support in.

I would like an approach that is fair to current investors, but also encourages them to let some of the funds rid for future investments.

These losses are suspended and can be used in future years.

@Calvin Kwan I'm planning to build a new unit altogether.And that unit would not be subject to rent control for the foreseeable future, since all new construction in Oakland built after January 1 1983, is exempt from the rent control ordinance. 

Also is there a way I can take all the points as a loss in one year in the future when I have a lot of rental income coming in?

There is initial cash flow then there is future cash flow. 

I marked the box allowing them to contact me in the future where we will have a more in depth talk.  

But only outside your comfort zone is where your future and success lies.That said, I highly recommend using the awesome tools provided here on BP to learn the basics of analysis and underwriting.

I want to split legal responsibility for Mowing and snow removal between my two duplex tenants in their lease's.I'm looking for the exact language I can add into my lease's for the future.