And the seller has the ability to foreclose if the buyer misses payments, again, unlike a subject to.As far as terms on the wrap, you want to be sure that the terms of the warp cover any situation where the buyer pays off the loan early. 

Sure the city doesn't look inside the property, but what if you are in eviction court and the tenant shows photos of stuff that is not in compliance, for example a fire extinguisher that has the pressure needle in a position indicating it isn't charged?

Here is an example using the numbers for one of our average deals this past year.Purchase price 62kRehab, holding costs, closing costs 19kAll in 81kARV 90kBank Loan 67,5002nd position investor 10,000.We sold property for 99,900 on a 5 year option with an option fee of 3900.Our total into the property about 2,000.Rent 895Bank loan 434Taxes and Insurance 81Services 34Maintenance 0 (The property is renovated and the tenant is in charge of fixes)Vacancy 0 (The tenant has a 5 year lease with option to buy)Cash flow to investor 92Cash flow to us 254We don't budget for maintenance or vacancy because we use the lease option model and if the tenant does break the lease early we will just fix up the property with our own money and we will replace the money used with the new option fee from a new lease option tenant.  

Is there a device that I could hook into the box to measure all the electric used by the apartment and house and then just charge them or should I just eat the electric and push the rent up a little?

Long story short, it was charged by SEC that there was irregularities and they used borrowed fresh investment funds to pay for monthly dividends.

Condos for instance will charge HOA fees, limiting your net cash-flow.A PM will run 14-16%+ as they charge a month's rent to place a tenant, take an extra month to turn a unit and charge you premiums and overrides for the work.  

Let's say I had a valid LLC, (which I don't know if my scenario would be considered or not) I thought that (in GA anyway), the only thing personal creditors could obtain is a charging order against debtors share if is any distributions were made??...

If you buy cash, you lose out on your ability to write off the interest toward the loan which would show you more income at the end of the year and thus you’d pay more in taxes. 

Even though I am not the capital markets lender and I am the commercial broker I want to know their capability and what they are trying to do.Example:Someone contacts me and wants to put 20% down on a retail center.

You always have the ability to pull cash from that property by way of refinance.