20 unit analysis - $12,495/unit

[Account Closed]

Built in 2002, south Texas, currently empty and boarded up. Needs $50K rehab + individual HVAC units (or window units), individually metered electric, individual hot water heaters. Seller will consider 100% financing with deferred payments for start-up. Proforma GOI $86K, expenses $41K = NOI $45K. First of all, is this the great deal I think it is? Secondly, would you take seller financing for mortgage and hard money to cover the rehab and HVACs? Thanks.