A company (or investor) that defers maintenance to hold down costs and charges lower property management and thereby offering fewer services, may see a higher ratio than 50% of the rents going to costs. 

Then allow the tenants to make payments to service your mortgage have them pay you monthly at 5.5 or 6% over 30 years and a balloon in 2, 3, or 5 years.The reason I reccommend this is that because you charge a higher interest rate than your paying you will get the spread and will make up the difference in price.

your day job also puts you in a good position to deal with tenants whom over the years I feel its like family counseling nad or child day care..

@Giannina Biala Yeah that is a typical rate, and that's only for their services not even including cost of maintenance.

Portfolio today market price:  $7,320,000Yearly Gross rent:  $495,500Yearly Operating expenses:  $105,000Yearly Average repairs/maintenance etc:  $45,000Yearly Debt Service:  $228,000Yearly net cash flow:  $117,500If I rasie a minor rent of $25/month each unit per year, $25 x 50 units x 12 months = $15,000 extra rental income per year. 

I am based out of California. 1st United services credit union offers heloc for 250k without any cost, but for 250k-500k I need to pay for closing cost and appraisal, costing me around $3500. 

Finding the good tenants will not be a problem so that is a side service I can offer an investor with the deals that I plan to provide.

Depending the answer - you may not be entitled to start taking expenses until the property is placed in service.

He was in Afghanistan a couple times with the marines so now has some issues he needs counseling for but won't go. 

How about outside contract services, legal fees, permit fees etc?