There are ways to mitigate that risk or transfer some of it to the purchaser (i.e. an instalment sale where title does not change hands until the sale is {near} complete);  Doug pointed out some other possibilities.The 90% LTV restriction you saw on lending arms-length mortgages at Canada Western has to do with regulations on lending from a registered account (and, let's not forge that Canada West is a licensed lender/servicer/custodian).

When it does, you can do one of three things: raise the rent to compensate for included utility cost; draw up a new lease showing landlord no longer pays for electric and gas and transfer it out of your name ( If you go this route offer a small rent decrease to compensate); If tenants have low to moderate income, they may qualify for cash discount from company to help pay their bill.

If not, transfer the LLC to the trust. 

The multifamily route is potentially less complicated with your partner as you will seek commercial financing over 4-units with less red tape than conventional residential.

Once you have the LLC, your attorney can transfer the property into the LLC and create the required company documents.

If you want lower cost you can buy Quickbooks desktop version (online is more expensive), or if you want free you can do it in Excel (I can send you a template I send to clients).If you flip you'll want to use Quickbooks, they have more options for tracking by project which is really necessary for flippers.DaveDave, do you have an automated solution for your clients, who have 3rd party PMs that use AppFolio, to transfer monthly transactions into Xero?

The reason we passed is we have been to many events like his and had enough books, tapes, and cd's.

When they move in, this will be transferred to the Security Deposit Bank Account.

I'm assuming the PM is also collecting placement fees from the transition of these tenants, meaning that they have all of the financial incentives in the world to move the tenants to increase their revenue.There was also no reason to move these tenants, as leases survive the transfer of title.

So they transferred their failure to launch kids (early 20's) from their property to mine more or less.