Hi All, looking for some referrals for a mortgage broker in the Palm Beach Gardens or Jupiter area in FL.

.• Clean and sanitary buildings, grounds, and appurtenances (for example, a garden or a detached garage), free from debris, filth, rubbish, garbage, rodents, and vermin.• Adequate trash receptacles in good repair.• Floors, stairways, and railings in good repair.In addition to these requirements, each rental unit must have all of the following:• A working toilet, wash basin, and bathtub or shower.

My new niche is 2B/2B garden style condo within a good school district, low crime, great community amenities and finally, cash flowing properties.

Not to mention that the city and the Mayor in particular has been seriously working on making the "bad" neighborhoods better by demolishing condemned houses and making them into parks and unity gardens, as well as remodeling houses that were previously falling apart (1000 houses in 1000 days is the name of the project).  

Specific cities I'm looking in are Redford, Garden City, Westland, Dearborn, Dearborn Heights and Taylor. 

Hey Sam 1) Yes Orlando is a great place to invest, however multi-famlies do not really exist here, single families is the bread & butter for cash flow properties in Central FL2) Orlando, Sanford, Kissimmee, Apopka, Winter Garden, etc are all good areas for cash flow.

Account Closed There are 2 units in each of these buildings with "in-law" garden units.

I’ve done two sets of calculations, first set is assuming I pay the asking price and leave rents at $600 Asking Price $144,000 Rehab $10,000 Closing costs – tax & insurance = $4905 Down payment $39750Potential gross rent $1200/mo $14400/yrExpenses: Taxes $1259/yr Insurance $1000/yr Garden upkeep $600/yr Vacancies 5% $720/yr CapEx 5% $720/yr Repairs 5% $720Expenses $5019/yr $418/moMortgage to include: asking price + rehab + closing costs = $159000 ($604/mo)Total expenses = $1022/moCash flow = $1200-$1022 = $178/mo ($2136/yr)Cash on cash ROI = $2136/$39750 = 5.4%This below calculation assumes I pay $120000, and increase rents just a little to $700/mo.Asking Price $120,000 Rehab $10,000 Closing costs – tax & insurance = $4905 Down payment $33750Potential gross rent $1400/mo $16800/yrExpenses: Taxes $1259/yr Insurance $1000/yr Garden upkeep $600/yr Vacancies 5% $840/yr CapEx 5% $840/yr Repairs 5% $840Expenses $5379/yr $448/moMortgage to include: asking price + rehab + closing costs = $135000 ($513/mo)Total expenses = $961/moCash flow = $1400-$961 = $439/mo ($5268/yr)Cash on cash ROI = $5268/$33750 = 15.6%Some questions I have in general, is 5% enough for repairs?

The previous investor did a ton of work to the building and after seeing many that are available right now in other neighborhoods, my contractor said this one was done correctly and is the best so far hands down. 2-flat with possibility of creating a garden unit for even more income.Cash on Cash ROI is 16.05% with 10% allocated to property management.Cashflow: $747.45/month while overestimating all of the variable/fixed landlord expensesMy big question is: Is it worth the headache?

I'm looking for a gardener and an electrician in Los Angeles for my four-plex.