Never took an hour to remove it or an hour to install it. 1. shut off water supply line(turn handle) 15 seconds2. flush toilet 10 seconds3. vacuum and drain water 2 minutes maybe 4 lay out cardboard(from toilet box) put out trash bag5 remove 5/16 nuts one on each side with hollow shaft nut driver 2 minutes6 pick up toilet and place into bag 2 minutes7 clean up old wax ring from flange and inspect flange 2 minutes8 place wax ring 1 minute9 install new flange bolts 1 minute 10pick up toilet and place on new ring if you didn’t ring right maybe 5 minutes 10 tighten down new bolts 2 minutes 11 cut bolts and install caps 2 minutes 12 reinstall water line 1 minute and turn on 13 flush to check for leaks 14 caulk back of toilet seal if you choose 1 minute15 carry away toilet to truck 10 minutes tops. this a 30 minute job.

There will be a cap gain as the gain can be excluded under Section 121.

Understanding cap rates, net profit and economy (supply/demand housing, interest rates lowering increases demand, the real estate cycle, investing for cash flow vs appreciation) will all set him up for success.

These areas tend to offer slightly more flexibility, and depending on the size of the property you’re looking for, you might find larger units than in Portland.Also, as Scott mentioned, increasing rents in Portland can be a slow process, especially with the 10% cap or 7% + CPI limits, whichever is lower.

When I sold some lesser properties during recent market high of end of 2021/beginning of 2022 I chose to pay the cap gains.

So let's say the purchase price is indeed $252k.20% down, 30 year fixed rate loan at 7.5%Monthly payment would be $1,410Property Taxes would be at least $2000/yr given that it is not homesteaded - so at least 165/monthInsurance will be around 80 to 100/month - we'll say 80/monthSo we are now at 1655/month before vacancy and capital expenses.You quote renting to a Section 8 tenant - I'd add $2400 in cap ex per year then. 

You will find most lenders cap at 90% towards the purchase price and 100% of the rehab. 

$$ per door, CAP rate, or something else?

I'm basing what I see off the 1% rule for SFH, and cap rate values based on 50% rule for multi-family.Again thanks in advance.

A rural-marked appraisal will be capped at 65% LTV; vacant is OK on purchases and refinances with less than 6-month seasoning.