Remember that disclosure laws vary greatly by state, with roughly 50% of states operating under Caveat Emptor...which means no disclosure at all.

First, we started the firm in 2020 and have definitely ran into our rough patches as a fast growing company (we were recognized by Inc. 5,000 in 2024 as #105).

I wanted to share the numbers and want to make sense if it's a good deal for us according to what we are looking for.Price: $450k (agent said that we can get it down to $420k)2 Units (1 bedroom in each unit)Mortgage with 3 year fixed comes up to around $2.3kInsurance and tax is roughly $400Rent per unit is $1.4k so if we move out then total rent comes up to $2.8kThere's a detached ADU (garage) that can give us another $100-$150 if we rent it for storage and there's a scope of converting it into another unit later on.So currently rough calculation says that it can cashflow up to $300 per month.

Connect with some contractors who can help you figure out what kind of rehab a property might need

Many laundromats take card payments these days, which is very helpful in verifying revenue.Look at the lease terms – long-term leases with reasonable rent increases are important for keeping costs predictable, and can also be important for securing financing.Also, check out the equipment and figure out what repairs or upgrades might be needed in the near future.

It's impressive that you were able to figure that out. 

It would be pretty hard to buy $500+ per month cash flow unless you were buying in some rough neighborhoods. 

Is in there, but a great thing you can do now is get your "core 4" figured out - agent/lender/manager/contractor - obviously you can adjust this and do one of the pieces yourself (self-manage for example) or don't need a contractor if you do only turnkey etc but getting this nailed down early is key

And I'd hope people have enough wit's to figure if someone BS's their way to get "biz leads" there probably going to BS their way through/around anything/everything else.     

I'm trying to figure out how this works.