Thank you @Jaycee Greene and @Hossein DaneshIn sum:- 42 apartment rental deal (land has potential to add 32 more on  two small building but that phase would be out of scope for this initial stage analysis).- Negotiated sales price $3.2 (seller financed)- 30% DP @ 7% / 20rs.

Fourth piece of advice...don't believe people's advice that have something to sell you without fully verifying & doing your diligence.Really dig in on #2 before you do anything

Verify that your property is zoned for rentals or ADUs.

Verifying last 2 years of rental history very important!

Aloha @Daniel Kam - most of Kakaako has a 180 day rental minimum, so if you haven't checked with your building association, I recommend you verify what the minimum rental period is for your building.If you are allowed to rent for less than 180 days, you will then need to apply for a GET license, and well as TAT/OTAT and pay the appropriate taxes on a regular basis.  

I have an idea of an initial investment and returns I would like to hit, but would love to speak with those of actual experience to see if my numbers are realistic.

I had the initial call with a PadSplit sales person, but I wanted to talk to somebody who's actually doing it to get their perspective and advice.

Recognize initial cash flow is likely at an all time worse.  3 recent studies show that the rent to value ratios are at an all time worst.  

I say "may" because while I have read about this in several places, I have not personally verified this to be true.I usually pay contractors by check the minute the work is finished and approved.  

Your initial terms will vary based on your investment experience, but generally, you want to plan on needing 20% of the purchase price if you're a newer investor and the lender will cover 100% of the rehab.