Then I'm usually back home to finish some administrative details, exercise in between and then off to city hall or county recorder's office (only one, the WORST one in customer service, isn't online - the other 3 that I use are all online).

Charges are usually listed in detail in the disclosure packet, which may explain all your fees.

See IRS Publications 527 and 925 for a detailed discussion of these requirements."

Thanks guys, i created another thread with the details on my deal.http://www.biggerpockets.com/forums/311/topics/83673-please-review-my-deal-analysis---henderson-las-vegasIn the past, I've always gotten 10-15% below market, but right now, I'm buying at market because of the low inventory and raising prices.

My thought is to buy the house for $40k or so, partner with the seller (he drew up a very detailed scope of work that totals about $50k in repairs but I feel there is still room for negotiation in his number).

See Lonnie Scruggs' site for all the details

I do not take into account advertising as I plan to use craigslistSo for example: Fourplex in good rent areaPurchase Price 129,900Rental Income: 2200/month (525/unit)Maintenance: $220Vacancy: $220Property Manager: $220Insurance: $120Taxes: $378.88/month (@3.5%)NOI: $17,040.00CAP: 13.12%Cash on Cash: 11.81%Profit per door: $104.52The same property in a better taxed area is:Purchase Price 129,900Rental Income: 2200/month (525/unit)Maintenance: $220Vacancy: $220Property Manager: $220Insurance: $120Taxes: 108.25/month (@1.0%)NOI: $17,040.00CAP: 13.12%Cash on Cash: 19.46%Profit per door: $172.17It really is the difference between making a property average and worth while.

I don't show houses to anyone unless they are a close family friend or relative my full-time business is property management and I think that's where it's hard to find good PM.They are out there though may be worthwhile to go to REI meetings and ask who everyone else recommends write them down and give them a call.

That is a nice list to find sellers but it lacks detail.

Find out what's available and the details (this also helps you determine rents.)