I think you should read up on the Fair Employment and Housing Act before you find yourself in a lawsuit.

Focus on states that are pro-business and less lawsuit happy.

No foreclosure and no law suit equals quick and easy (and cheap!)

You dont want to buy a lawsuit or a bad reputation.

Like maybe read the City of RM's complaint in their lawsuit.

How about management, vacancies (not technically an operating expense), damage done by tenants (in excess of the security deposit), entity maintenance, capital expenses, advertising, lawsuits, legal fees, etc, etc, etc (I could go on and on).

I understand the legal reasons that Karin brings up but there has to be more information that landlords can share with each other without being scared of a lawsuit.

I posted elsewhere where one REO foreclosed in March 2008, finally got under contract in Mar 2009, and it still has title issues; the bank has filed "quiet title" lawsuit finally.Item 3 is not "title insurance" as another post here has stated; it is mortgage insurance, sometimes called PMI by most people.

For the long term and that number of units, you're going to have all the long term expenses like furnaces, roofs, tenants wrecking the place, lengthy evictions, defending yourself in the occasional lawsuit, and all the other fun stuff.Yes, one you get these paid off, the cash flow will improve.

If you have 2 properties in one LLC and you have a lawsuit, they can take both properties.