This usually looks like a little black cylinder, about 1/2"-3/4" diameter and 1/2" high, with a couple of tab terminals sticking out of it, and wires plugged on to the tabs. 

I shoot him a text and say 'Hey, John noticed there wasn't a late fee on the rent, put it in the black box tomorrow by 6pm so he can pick it up."

I appreciate your involvement Saying my CAP view is immature is accurate, but it's all I really know that is black and white.

Unfortunately, it's not black and white.

If what you are paying in debt service is lower than your NOI, then you are in the black and not paying too much for the property.

Yes, over time there was good upgrades ( ~7k per kitchen) but it's paid off in both c/c and FMV.I refused to purchase a non-cash flowing property in speculation of appreciated FMV, so at 2/3 occupancy we were in the black day one.

I can post the PDF if I can figure out to black out my personal info.

Tenants were paying their bills online and my books were transitioning (slowly) from red to black.

My guess is you DON'T have a "black book" full of the names of Cash Buyers bursting to buy deals from you, but only you - if only you could get Agents to hand deals to you on a plate.

I was in a similar situation and decided to go with black to match the other appliances.