I noticed 2 immediately Josh....4 is nice too.Thanks for the upgrades!

In Maine, we have the efficiency Maine Program (get an audit, -- if it's shown you can save 25% or more on energy by doing A,B and C, they'll write you a check for 30% of your upgrades.

Chicken and egg...The point is that the system as-is is broken.

no, it has been more than 2. i had guys that did not clean up after taking out windows (broken glass and nails all over the yard). when i asked them to clean up, they said, "oh, it's easy.

Example: Instead of just putting "electrical upgrade," but "All light switches replace.

Siding or exterior in good condition, painted areas checked for cracks and peeling, windows cracked, broken, screens in good condition.

A real estate attorney reviewed the mortgage and purchase contract, but you are correct that no attorney has specifically said, and the contracts did not stipulate that my retirement accounts were pledged as collateral, just my personal guarantee of the loans.I would not ever sign a cross-collateralization agreement putting multiple properties at risk, after incurring the costs of putting each in a separate LLC to separate liabilities.We wanted to stop borrowing with personal guarantees, as the debt side of the balance sheet is getting scarily high, even though each property has positive cash-flow w/a 10% emergency fund set aside for emergencies, repairs etc.But mostly we want to get out of SFH & upgrade to purchasing medium-sized apartments.So guess it's time to sit down with a good real estate syndication/SEC attorney.

Also, when tenants request upgrades, we try really hard in a lot of cases to put them off until shortly before renewal time and call them anniversary gifts.

These are the sites I've used for research, certainly not advertising for any of them, but apologies up front if I have broken any of the rules:http://www.ehow.com/how_7444755_file-dba-tennessee.htmlhttp://www.volunteerstartup.com/incorporate-tennesseehttp://www.tn.gov/sos/forms/ss-4402.pdfhttp://www.legalzoom.com/dba-state-requirements/tennessee-dba.htmlBasically, it looks would use my name and a DBA under a sole proprietorship as "Matt's Real Estate" or something, pay the $20, and be required to renew every five years.But it looks like I would have unlimited liability, and I don't what the difference in insurance rates would be relative to the LLC Excise Tax.And based on this structure, if I ever did make income, I assume that I would owe that income to my state of residency, PA.

Seller, I've been very lenient with you today, because I've broken some of my own business rules.