@Jeffrey WolffNot an attorney but I have been told this would get pierced very easily as the LLC is not being run like a separate business.

I have researched a few but it is hard to separate the hype from the actual experience.

This was a separate charge of 300.00. 

With 4 of you it may be easier, just get a good separation of jobs and make sure you each know what you are responsible for.  

She is responsible for her taxes separately and last year Wells Fargo paid them, she's not sure why but didn't question it.

Now to the injuries that can happen to workers on site that is a big one,   You can get a liability policy to cover this separate as it is not a part of physical damage.  

Built in 2002, it is a fully rented four plex (one unit is month-to-month so we would move in there).Current asking price: $495,000 (though originally listed at 474k, he upped the price after 16 days)Days on Zillow Market: Over 100Reason for Selling: To either purchase a SFH for himself and his GF or buy a commercial property, possibly storage unitsRents: 4,400 monthly (Owner said 2 units could be easily increased by $50 to $75 each)Expenses (annual)Property Taxes (assessed 2014): 7,754Insurance: 3,000 (guess)Maintenance & Repairs: 4,200 (guess)Utilities: 4,500 (average for last 18 months from water company, owner currently pays water/sewer/trash but there are separate water meters so we would look into passing this to the tenants as the leases expire)Advertising: $150 (only advertising is for new tenants when leases expire)Administrative/Misc Costs: $150Mortgage Insurance: $6,501 (from mortgage broker at 490k loan level)Snow Removal: $1,500 (as acountants, our busy season is during the winter and we don't have the time or patience to deal with this, there is a sidewalk + steps + driveway and back parking area to be plowed)Lawn Care: $150 (supplies fund, we will mow it ourself, first year expense of a lawnmower not included)Mortgage: 26,579 (FHA, 3.5% down, 3.75%)At 495kAnnual cash flow: $-1,684CoC: -9.72%NOI: 24,895Total ROI: 40.89%At 450k (keeping mortgage insurance at 490k loan level b/c I don't have other numbers)Annual cash flow: 762CoC: 4.84%NOI: 24,895Total ROI: 55.54%As it stands, my numbers are telling me this deal will not work, given the $100/mo/unit minimum standard most people are looking for here.This is the first deal that I have really looked at though as seriously buying, so I would love other people's opinions on my analysis.

An alternative is to screen them for good pet ownership (fill out a separate pet application) and charge pet registration fees and pet rent.

But those have all changed to separate recon docs.

So you might have thought it would cost $20,000, you can stand there and say I'll give you this work for $5,000 and materials are separate, that guy knows he'll be busy for 3-4 weeks at a set rate.