Pay that invoice from my PM Clearing account and what's left in the register is the amount I received from my PM, which I deposit to my regular bank account and zero out the register.  

That was in 2009 and it took me about six months (as time allowed) to develop and $900 for my attorney to review (about ten documents).In a bigger, heavily regulated market like yours, there are probably resources available from the state, local investor groups, or attorneys that work regularly with investors.

I am regularly seeing properties for under $100,000 that rent for over $1,000 a month and they are in B-class communities, sometimes even in A-class.

@Nathan Olds I Completly agree, the Marijuana issue is a hot topic for many reasons, not the least being that it's still a Federal Crime.In AZ we haven't seen any Federal enforcement action for the small time, medical user or regular user.

If I did get complaints, I'd ask my regular trusted plumber for his opinion.

Regular oil-based is not enough.

However if you can prove that the partnership is paying the mortgages, taxes, and insurance you should be able to omit those debts from your personal debts if they are regular mortgages.

I'm running the numbers to see if a regular rehab would work but I want to keep my options open in case a duplex builder can pay more.

It forces people to look at it regularly and be rewarded for progress mentally,,,,more than just buying a gym membership drops 30 pounds overnite(in peoples dreams),,,its easier to NOT do it than do it,,,unless your committed 24/7/365 Thanks for the GREAT info as always!!

I know I got into RE Investing to diversify my portfolio out of equities and gain financial freedom, not to have answer the deep questions about life; however, knowing where you want to go and why makes planning the route easier and putting in the extra hours have a purpose.I'm sure you've heard of it, but your goals should be SMART (Specific, measurable, attainable relevant, and timely) You're more than half way there with $450k gross rental income.