Salt water, storm threats, and a snow-bird lifestyle are the driving force behind the need.

Where I live in GA about 12  to 18 months ago a retail strip center you could get a high 8 cap to 9's. Now

Is there a super spreadsheet or software out there that can handle things like:-Vacancy of single units in a multi during a rehab and the associated costs (utilities during rehab)-Projected capital expenses at a specific time...parking lot resurfacing in June of year 3-Seasonal expenses like snow removalMy point is that a percentage of something is too generic and does not represent how cash really flows.  

Total Rents ($1,127/mo avg)                          $81,120Vacancy 7%                                                    ($5,633)Net Rents                                                        $75,487Property Management 10%                            ($7,549)Taxes ($3,265/yr)                                           ($19,578)Association Dues ($1,500/yr)                           ($9,000)Insurance ($325/yr)                                          ($1,950)Deferred Maint ($100/yr)                                     ($600)Plan for Special Assessments ($50/yr)               ($300)Cleaning/Prep/Updates ($75/yr)                         ($450)Water/Sewer (part of assoc dues)                          inclLanscaping/Snow (part of assoc dues)                  inclLegal/Accounting/Tax Prep                                ($500)Other                                                                        $0NOI                                                                  $35,560MORTGAGE (80%, 30yr, 6%)                        ($20,951)PROFIT                                                            $14,609PURCHASE PRICE                                       $364,000DOWN PAYMENT                                           $72,800CASH ON CASH                                                   20%

Also, I see lawn care but what about snow removal?

Once you jump into multi-family, including duplexes, you're going to start running into more questions like who's paying what utilities, who is taking care of lawn or snow removal, etc.

They will know what the average is for water, snow removal, repairs, janitor, etc.  

We tried to get it on the market early December but we got nailed with snow all winter it felt like in Maryland.

If not, use the extra 40k to get into another property and snow ball it.

I looked into those and thought to myself.. you know nothing john snow.. wait no sorry..