I understand the value of a great accountant, lawyer and insurance agent, however I am just curious, as a novice investor, how much I should expect to pay for 2014 taxes.For years 2012 and 2013, I paid $925 for an accountant to do my tax returns.

My lawyer said (off the top of his head, phone call) that such a clause would not in fact get me out of my statutory obligation to mitigate damages.  

Another house has had a great renter, however, she went away in the winter and the pipes froze - it was quickly contained however, the management company took 1 month to tell me (they were checking with a lawyer - that's their excuse - whether tenant was responsible - I was told "no" it's on my dime). 

Maybe contact someone like this (a link to Philadelphia community legal services):http://clsphila.org/get-help/landlord-tenant-priva...You can probably find landlord/tenant laws online for your area, which should state the rules for when a home is uninhabitable, but I believe most areas will not require the landlord to provide any alternatives or release you from your lease if it was your fault, which is why you should probably contact a lawyer asap.   

The problem is that the applicants tick the box on about a half dozen "protected classes", none of which are my reason for rejection.2) When I read the original post in this thread, I IMMEDIATELY assumed that the poster is NOT a landlord but a "tenant advocate" or a lawyer trying to collect names to throw lawsuits at.So, to answer the original post of this thread, NO WAY would I risk my entire livelihood and bankruptcy by denying a person for reasons that are protected classes!

Check with your lawyer, I don't believe real estate investors can do so.As far as short sales; we used to do a ton of them, but then the banks tightened up what they would take a ton and we stopped.

I'm assuming you're a lawyer. 

rob, sf and your situation says to me big money, high stakes, lots of regulations, and very lawyered up town, both for private parties and legal aid....so I would look into talking to a lawyer who does landlord tenant law, majority on the landlord side  (and try for someone that does mostly that area not as a sideline as a generalist ) and in that direct vicinity...

When the insurance company has ten million on the hook, they hire some pretty fancy lawyers.

if you do end up spending money on the software, obviously make sure you review everything with your lawyer.