The 'airforce reserve' gal had all the chores down on a chart & ran a strict ship so to speak.

Assuming you have cash-flow and build reserves for EACH property I'd choose the higher deductible every time (unless the property has lots of deferred maintenance).

fha mfh owner occupied 3% -10% down rent one of the units out while living in it ( house hacking) vs conventional non owner occupied investment 20-25% down. requires 6 months of reserves and funds must be seasoned for a minimum of 2 months also. my first property was out of state investment but if I was staying in the same state as my property I would have done fha 3-5% down to save on my down payment

Naturally I'm looking for the highest possible ARV and rent but I'd be saving massive bucks if I can just stick to what's in there with the added ceiling fans providing air conditioning, and I fear that installing HVAC would not provide a sufficient amount of value-add vs. the cost savings of not having it installed.

Unless the company filed a lawsuit, which you haven't mentioned, they no longer have any interest in the property.If they recorded a lis pendens without filing a law suit the penalty against would let her retire in comfort.If they fraudulently filed a lien of some sort but you haven't indicated anything of that nature, again their penalty would be a nice windfall for her.If . . . she thinks that because they had a purchase and sale agreement from some long ago time, she is simply showing that she doesn't understand how things work.Make your offer, open title and escrow, and I'm sure the whole transaction will go smoothly.A title report will reveal anything of concern and a report is usually $50 to $100.

If you have reserves for vacancy and can turn over the units a rent increase is ok.

In those "expenses" make sure you hold back on reserves as well. 

Rent rate includes the following utilities, up to $150 per month: water, electric, sewer, trash, and natural gas.

As a newly minted realtor I am leaning toward using cash out refinances to take 50% equity positions out of a few of my rentals to buy more properties and leave my nearly 1 mil cash reserves on hand for other opportunities; index funds, huge dips in the real estate market (which I am not expecting based on my research) at least not any time soon.

Naturally, this will place upward pressure on rents and sale prices when this new wave of inventory hits the market.