I will need a professional cleaning from a disaster recovery company for COVID-19 if it comes back that that was a factor.

Here are the factors in why I'd try for now. 1.

I would offer what the going cap rate is in the area and factor in a 50% expense ratio.

Because of these 2 factors, I believe it does create for a lot of opportunity and quite a bit less competition for scoring a decent property. 

The month that the unit is vacant comes out of the vacancy factor and the painting will come out repair budget.

@Jaysson Brooks@Chris LevarekHere are the details regarding the loans:NEW LOANS:The CARES Act which was enacted to provide relief to individuals impacted by COVID-19 allows for increased 401k loans and more flexibility for repayment of these loans.Specifically, you must be an individual who meets one of the following conditions to demonstrate that you have been impacted by the crisis (and it will be your responsibility to retain documents in your files that demonstrates that you are a qualified individual):Individual who is diagnosed with COVID-19, with a CDC-approved test;Individual whose spouse or dependent is diagnosed with COVID-19, with a CDC-approved test; ORIndividual who experiences adverse financial consequences as a result of being quarantined, furloughed, laid off, having work hours reduced, being unable to work due to lack of child care due to COVID-19, closing or reducing hours of a business owned or operated by the individual due to COVID-19; or other factors as determined by the Treasury Secretary.On or before September 23, 2020, such individuals take a 401k participant loan subject to the following terms:Maximum Amount of the Loan: 100% of their 401k balance not to exceed $100,000.

Total income would be $4525.00 per month approx. for all three, I have not factored in the illegal fourth unit.

So the materials they're using are probably lower end.Other factors for my high costs are:- we're going to live here for 2yrs at least, so kind of wanted higher quality stuff.  

It's similar to building a house in that there are many factors that can affect the cost when you're building a website, including but not limited to: > Location and experience of your website designer/engineer (someone in a bigger city with more experience is most likely going to charge more)> Fully-custom build vs. website builder like WordPress or Squarespace> Number of website pages needed (not always a factor, but a website with a Home page, About page, and Contact page takes much less time to build than a website with several pages talking about services, policies, etc) > Number of customizations/extra features (even a website builder like WordPress provides a wide range of custom options)Website prices can end up anywhere between hundreds to thousands of dollars depending on who is building it and what you're asking them to build.

Thanks Steven, very helpful.Would you say amenities can be a large determining factor in a renters decisions making when comparing properties?