Now smaller homes on smaller lots are going for $120-$140+ per sq ft.

Generally speaking, we want to have asset protection systems where you have one property per LLC.

. $20k per month means you have at least $7k per month in mortgage payments covered. 5 mortgages of $110k ($150k minus 25% ($40k) down) would only be $3,000/mo even at 5%.

I would like to be confident in a way forward before spending $750 / per appraisal for them to come back low. 

I would say 95 percent of the time for both of them I get s response in under 24 hours (assuming during business week)Sometimes it’s under an hour, probably half the time.

I've plugged in the new number you gave me for taxes which is 475 per month (wow) to my formula and my numbers are as follows. 

Comps have been an issue however, I buy to hold so my main focus has been rent per SF and vacancy rates.

Have him give you his 2 cents.

The townhouse I own is in a beautiful newer gated community in a great location with great pool, spa, picnic/bbq area, and $140 per month dues which I think is totally reasonable. 

My cost to the tenants is $50 per wall that they'd like painted, and I tell them my painters need to do it for liability reasons + to protect them from getting charged to paint it back to it's original color at the end of their tenancy.