The 1% rule does or does not include the Cap Ex improvements? 

Thank you I've updated my post  to include the state.

depends on tenant age, maturity and previous home ownership history. pellet stoves generally very safe 98% shut off with no electricity so not great safety net in grid down storm. and flame isnt open to being touched and can be controlled with thermostat   but as with everything from tub, pool, gym, ensure they sign legal form, require renters insurance, get your agent to include it and have lawyer draft a memo and add basic training every heating season. i am looking switch over my oil to pellet wood boiler fed by auger but its auto feed system in basement.  

But on the weekend parking is a premium.This is my beef...I just purchased my condo which included a reserved parking spot. 

I have helped a lot of families who moved to this area, including several ones from CA.

Seller including all furnishings.

The list isn't important anyway.B - The process you are following, doing what I am assuming is a Sandwich Lease Option is as follows:   1 - Gain control of the property by signing a lease agreement, and an Option agreement (they are 2 separate agreements, and should NEVER be a single agreement...and never include references from one to the other) in the name of an LLC (you).   2 - Sub lease to the tenant (buyer).   3 - Sell an Option on your LLC to the Tenant/Buyer.   4 - When the Tenant/Buyer exercises their Option, they are buying the LLC.   5 - The Tenant/Buyer now owns the LLC, and all its assets...which include the Option to buy the property.   6 - In the end, the Seller never changes, and the buyer never changes. 

I am going to include my real scenario with as many specifics as possible so I can get the most detailed advice, I could use it.

This includes owner-paid utilities, maintenance, repairs, capex, advertising, legal fees, etc...

I am going to include my real scenario with as many specifics as possible so I can get the most detailed advice, I could use it.