@Abel Curiel Abel thank you for your response.. and I’ll go ahead and start looking into both..What a small world you might not remember me but you went to arts and business correct you played under coach Cohen.

Liberal/socialist policies that favor renters over LandlordsIncreasing taxes and government regulationProperty prices make cash flowing difficultLow-quality rentersOver-crowdingOne natural disaster can shut down the entire stateJust to name a few examples.

There is some art to this process in addition to the cut and dry numbers, but hopefully, this helps!

Hey Mendy - I have to price shop a lot in my role and the thing I determined is that there are definite numbers and some art to the process, but overall it's just putting in the work.

lol...beautiful piece of art work!

Because the financing is different for buildings with more than 4 units, as you may already know, you can't really use a per-unit price on a 4-unit and extrapolate to a 5 or 6 unit :(Instead of looking for comparable sales, you usually end up having to apply a market cap rate to the net income (NOI) of the property, which appraisers call the "income approach".As for what's a "market cap rate", well that's about as much art vs. science as (in some way) choosing good sales comps are.For a B area of Providence I think you'd be safe using a 5% or 5.5% cap rate, but if it was an A area like the East Side you might want to go with 4% or 4.5%.You should also ask around as I certainly haven't done any market survey of cap rates.

In my opinion, cold calling isn't a secret art form.  

I know the ARV is not a science but an art but what are we missing here?

I am about as bleeding heart liberal as they come....and my first tenant had so many excuses it was breathtaking.  

@Justin Gottuso I have been buying art with some cash I have on hand.. may appreciate, may not..but it makes me happy every time I look at it