But it only takes 1 big purchase to kill 3 years of 500 bucks in expenses and make the calculations ugly!

I have the cash out permanent loan after rehab or stabilization pay off the cards or down to 30% or less so the scores are maintained in case I need to keep my ability to obtain all sources of credit open allowing more liquidity.I use navy fed and pen fed as well.The best CC i know of is Boeing Employee's Credit Union or BECU, I think you have to live in one of their selected states however.I will say BECU's rates are 6.9% variable (prime(3.25) + 3.65 margin for the best qualified candidates) and cash advance is $10 or 3% "whichever is less," but for 10 bucks its dirt cheap to carry up to 50k at prime + 365 basis points.Another bank is awesome Western Federal Credit Union or Western.org.

My lender charges 100 bucks one time and requires that I have 6 months worth of liquidity on hand,  which I currently do. 

Your offer should be structured to provide enough cash, at minimum, to pay broker commission plus a few bucks to seller.

For instance a wall plug replacement might be under 1 buck at Home Depot and take 10 minutes to put in but an electrician wants a 100 service call minimum.With larger size properties you can have a PM and full time repair person ONSITE that has no divided interests between other properties and the SOLE FOCUS is to keep your property going.Let's say you have an 18 unit complex throwing off 600 a door rent.The PM gets 8% monthly of gross rents. 48 X 18 = 864 a month = 10,368 a year potential income plus of course any tenant signing fees for first months rent etc.Now if the rents per door were much higher you could argue more income to the PM and repair person but usually the area costs much more for cost of living so it's offset.

And the fact that the city is going through what I believe is the largest bankruptcy of any municipality in history has to create some cause for concern for how the city may decide to raise the revenues it needs in the future.If you go from paying 2k in taxes to 4k in taxes, thats an additional  165 bucks a month?

Bucks county area

If a tenant has had significant growth in business there is a possibility they are outgrowing their space and may need to move near lease maturity. - carefully examine the lease expense structure.

I do have a unit now how ever that is full of construction tools and the guy only owes a few hundred bucks. 

@Hank Buck thank you very much appreciated.will keep this updated if anything new pops up.thanks again.