Closing Cost Calculations

[Hadar Orkibi]

Hi Team,

I'm reviewing few deals online getting my head around monthly cash-flows around Memphis using the BP Calculator, etc. 

On some websites TK providers only stating the Gross Rental income while excluding Closing costs, Vacancy rates, Maintenance and Capex.

I would appreciate if anyone from Memphis or who is investing there can comment about the bellow.

I.e Vacancy rates in B areas (renovated houses), % For Maintenance, % Capex if any. Common PM %

Closing costs details like:

Appraisal Fee - est.

Escrow/Closing Fee - est

Processing Fee

Title Insurance - est.

Recording Fees - est

County Transfer Tax - est.

OWNERS (SELLER) Title Insurance - est. --- Who pay for that? 

MOBILE NOTARY --- for out of state? (My POA will sign docs for me. )

All the above are Settlement Charges and could be paid in Cash or added to the Loan, they are cost of doing business and for me the Returns on the investment should include these. 

Is this any good to go by:

https://smartasset.com/mortgage/closing-costs

Thoughts?

[Curt Davis]

Your capex will be calculated depending on how good of a renovation was done. I have seen people using 5% as a middle ground.  Vacancy for a B type area could be assumed in the 8% range and repairs in the 6-8% range also.  

Appraisal fees on average $550 if going through a lender. About $350 if you are ordering direct.

Average title insurance in the $400 range. 

Closing company to charge in the $250-$500 range for their closing fee.