Your opinion please B&H - numbers on a recent 4 unit and 3 unit

[Damon Tyler]

Looking for opinions from active buy and hold investors that have 3 and 4 unit SF. I know markets are different. How do these compare to your market? These are my two latest purchases. How do they look to you? I believe I have everything set to worse case scenario - very conservative. 

4 Unit

3 Unit

[Jack P.]

So a few things that jumped out to me:

-No cost for lawn/yard/snow.  I'm assuming you're going to have some costs there.  Maybe you're doing it yourself?

-on a $74k property, expect to have a lot more maintenance issues than you budget.  I would expect there's a reason you could buy a property that hits the 2% rule.  Are you spending a lot more up front on a rehab or capital expenses that aren't listed here?  Are you doing all the maintenance yourself?

-Same goes for vacancy.  I'm not sure of your market, but it may be hard to attract and hold onto good tenants at that price point.  I would expect a lot more turnover and bad debt than you calculate.  When you're buying for $25-30k/door, that doesn't typically result in 700-credit score tenants.  

However, if you can hit your marks here, you're in good shape. I'd be content with consistent 10% ROI.