I include utilities, wifi, washer and dryer.

I’m researching alternative industrial uses where access to substations, fiber routes, and zoning flexibility are key constraints.Curious what others have seen in terms of:- Counties most open to non-traditional industrial uses- Typical setbacks or zoning hurdles- Utility engagement at early land-evaluation stageNot looking to pitch anything, just trying to understand how others approach feasibility.

Seeing the subtle hints at faith, doesn't mean we should be fooled by wolfs as stated, especially if it's a random Facebook interaction or something of the sort. 

Missouri treats this mostly as an abandonment issue, not just “left stuff behind.”If the tenant has clearly moved out (no rent, no communication, utilities off, keys returned or unit obviously vacated), you generally don’t have to complete a full eviction just to deal with belongings — but you do need to follow Missouri’s abandoned property rules carefully.In Missouri, if a tenant abandons the unit, landlords typically must:Make reasonable effort to determine abandonmentProvide written notice to the tenant (usually to their last known address)Give them a set period to claim their property before disposing of itMissouri law often references a 10-day written notice after you notify the tenant that the property will be disposed of if not claimed.

Get preliminary soils tests, wetland delineations, and utility availability letters.  

The 50% expense rule is a useful shortcut, but in real underwriting I regularly see expenses fall anywhere between 40% and 60% depending on the property, management, and how utilities are structured.

Specifically, I’m hoping to learn more about: What to look for in a turnkey duplex (red flags, must-haves, common issues)How to properly run the numbersRent assumptionsVacancy, maintenance, CapExCash flow vs. breakeven for owner-occupantsTips and tricks for being a first-time landlordBasically anything you wish you knew before buying your first duplex Maybe pittsburgh-specific advice (neighborhoods, rent expectations, taxes, utilities, etc.)

The one thing that differed was utilizing the "Vault" which is a system using a whole life insurance plan as a way to become your own banker. 

The problem is I usually end up forgetting to send important documentation until the last minute (like sending new tenants a list of what utilities to turn on, or a move-out checklist) and often end up having to manually print out a lot of paperwork and bring it along with me to appointments.

The most actionable step today is to talk to a CPA about whether you should run this through an LLC taxed as an S corp once you do a few a year and to set up a clean bookkeeping system so materials, subs, mileage, interest, points, utilities, insurance, permits, and even some home office can be captured.