Shaun do you recommend any books or other resources for apartments/ multifamily investing?

Shaun, I think you are on the right path, your plan to cover the downsides and your ability to have at least break even on your deals is good in my book.

Shaun - Great to meet someone in the area.

I'll be speaking tonight at the Chelmsford REIA that @Shaun Reilly mentioned above.  

@Ann Bellamy and @Shaun Reilly thanks for the info on the meetings, I'm checking future dates now and looking forward to join you on the next ones.

Also look into attending the free Black Diamond networking events hosted by @Ann Bellamy I recommend that you get to know @Justin Silverio and @Shaun Reilly as they are very active here on BP and in the MA local REIA circuit.

This is great if you're goal is bragging at the country club but if you're trying to build up or preserve wealth it pays to know your real numbers.To do that imagine that you are the CEO of a large real estate company (or a singer/songwriter out on tour ;) and that someone has to paid a market competitive amount to perform every task associated with operating a property successfully on a long term basis.

Thanks Shaun, yea right now i'm just interested in being an agent, but would love to start getting involved in investing once i have more experience. 

Originally posted by @Shaun Reilly:I'll guess that like many new wholesalers that either your ARV is to high, your repairs are too low or a little/lot of both.In first pass marketing assuming you give the location the ARV is most likely to be the problem.  

 :)Shaun Weekes yeah, this wasn't going to be an owner-occupied scenario.