Just make sure to account for any additional operating expenses when projecting your cash flow.

Quote from @Bob Dole: Quote from@Ronald Rohde:  It represents more risk than they need to take. unless its a gross operating business like multifamily or SS, single tenant has a lot of risk already. 

I would like to offer mine for $395k as a private sale.

When analyzing your offer, make sure to factor in operating expenses, rehab costs, and vacancy rates.

It's finally a passive operation for me.

Mine run themselves. 

Mine are all up as of a month or so ago (at least that's when I noticed.) 

Depends on what kind of property you are operating.

You mentioned that you're not interested in grants or fundraising, I'm curious what type of operating budget and actual program you have in mind.

@Dennis GallagherIt's my understanding that the "Income-Expense Ratio" primarily use operating expenses as the expense variable, which includes costs like utilities, property taxes, insurance, maintenance, repairs, property management fees, and trash removal, all of which are considered when calculating a property's operating expense ratio (OER).You calculate OER by dividing the total operating expenses by the gross operating income of a property.