If they had only 10% economic vacancy while charging that rent and NOI came out at $1,078K it only leaves  $1.1-1.2M for expenses or ~$3000/unit.

You file for eviction as soon as it's legally allowed, which is probably as soon as it's late.Also, you need to ensure that there isn't a maximum late fee you can charge.

The amount would be a part of the total cost of the building, not charged to the other party  

I am starting a new mailing campaign with about 1000 post card every 2 weeks.

Atlanta has long since past the point of mailing a bunch of post cards and sellers offer you their houses at 50% of ARV.  

also they will charge us $100 if the police are called.  

We have 22 properties in our pipeline and the less emails and running around I have to do is worth the fee he charges! 

Hi Tory,If you will be lending and securing the loan out of state, the law of the state where you are securing the loan would most likely apply, but I'm sure there are exceptions to this.I would think that you need to check for the laws in Massachusetts also.In California and in other states, but not all, you must be a licensed to secure loans with real estate, there are probably exceptions to this rule.If you secure loans with real estate in California with a licensed broker, the loan is exempt from usury laws, again, there are exceptions to this rule like lending less than 30k in senior position (or less than 20k in junior position) and there is something that attorneys talk about regarding charging an unconscionable rate but that would be getting way too detailed...Another important consideration is that if the proceeds of the loan are used for personal use or if the collateral will be owner occupied, then that triggers a bunch of other regulations, this is why most hard money lenders only lender for non owner occupy business purpose.

The cards are stacked against you flipping or renting houses (some personalities make this work great).  

I look at my credit card and see what was spent and remember how much I paid out for labor, I record that on the spreadsheet.