i have been using an excel spreadsheet i custom built for what we need)

Sounds like you have great experiences to really excel at REI.I myself am a buy and hold investor, and we have a ton of investors here locally.  

My latest acquisition was built in 1961 and has zero insulation in the attic.  

Always do excellent work. 

Most go out only 20 years but I found one to go out 25 years.I would suggest making a list of every bank and credit union in Excel and ask what their terms are, how many they would refi, do they have the option of portfolio loan, etc. 

I've found the cash flow excellent in good times and bad.  

Just completed an excellent real estate refresher course which often leads to more questions.

The reason being: - liability - if something goes wrong with your investment, your other parties are insulated and are not at risk.- separation of books/finances/accounting - seems a lot more clean cut with its own entity

Hi Jocelyn,A couple of ideas, first there are a couple of excellent property management companies in CdA at 8 % and you may be able to lower it even farther since all properties are in the same location.

Some of them are excellent, while some I have walked in are covered with mold.