Do you have reserves in case anything goes wrong?

So for a 5k a fine and a promise to create a RE paper offering ( like a 506 but specific to Oregon we settled) I did not admit to wrong doing the state said fine just follow our rule and never do it again.That adventure cost me 50k in legal fee's and a bunch of stress.

It's wrong.

So they trash the place, owe rent, text me that they are out, cut off utilities and expected me to just leave their stuff there......I told her I did not evict you.......you broke the lease and left.....I have right to clean my property when you abandon itWhat did I do wrong?

very stressful.. however if they would have seen any wrong doing I am sure they would have brought charges hell now a days in Oregon you break the asbesto's rules or lead paint rules your going to get a whopper fine..

Do the various utilities send people out when they turn things on to make sure nothing goes wrong?  

Hello Kyandrea,What seems to be your issue with getting the comps wrong?

Thanks .1) Purchase price: $149,900 (this is the asking price, I'm pretty sure I can submit a lower   offer due to how long it's been on the market)2) Renting for: $1,725/mo (I believe there's some room for increase, the owner have not increased rent in several years and CMA $1,800 to $2,100)3) Property Taxes: $144.92/mo 4) Mortgage with 20% down @ 4% interest: $572/mo5) Other expenses (Vacancy(5%), CapEx(8%), Management(8%), Repairs(5%), Insurance, Misc(5%)): ($86+$138+$138+$86+$85+$85) = $6186) Total expenses with mortgage, tax, etc = $1,490.11 7) Monthly cash flow: $389.07.        50% rule: $289.89  the zip code of this property is 77082  So what am I doing wrong?

There are 168 hours in a week so if you are only working 40 hours something is wrong.

Given that there will be no exchange of cash or any other considerations, I believe I will need a quit claim deed to transfer the property (feel free to correct me if I am wrong).