The schools have become some of the top in our area, but are still very small (less than 100 kids per grade).

I should use a higher percentage when going down in class grade, which makes complete sense now.

Go to school, get good grades, go to college, get a good job when you graduate, save for retirement, work 40 years for a company, you'll be okay.You're challenging that. 

Hello,The inventory of investment grade SFRs has completely dried up in my target markets on MLS (foreclosures and short sales).

There'd be appx 3500-3900 finished sq ft per duplex so about 1750-1950 sq ft per unit finished - each would be a ranch with ideally a view out basement.Another builder in the area is offering to build similar units with the same grade of materials we'd use/craftsmanship for $300k all in with the lot/turn key - you buy appliances. 

Seal them up.The post in contact with the soil can be wrapped with aluminum flashing 6" below grade to 4" above grade. 

Project needs a full rehab and some grading and asphalt paving off of HWY 441 in Eustis. 

In B- to D grade areas, you'll need to do some additional due diligence to make sure you aren't buying someone else's problems.If this is your first buy and hold investment, start by looking at some deals from local wholesalers or at one of the few turn key providers in the market (of which I am one).

Assumption 1:  If the tenants pay their own utilities the expense ratio should be around 30% (in a well run park)Assumption 2:  if the owner pays the utilities the expense ratio should be around 40% (in a well run park)Assumption 3:  Do math for a 10 Cap-it works for any Cap rate you choose including  positive or negative*************************************************************************************************************************Net operating income=gross income - expenses Using the expense ration of 30%  => Net Operating Income*(1-expense ratio)=> NOI*(1-.3)Therefore:NOI/yr=(#lot)*(rent per lot per month)*(12 month per year)*(1-expense ratio)Cap Rate=NOI/Purchase pricedo some 8th grade algebra followed by some 6th grade math (dividing with a decimal)Purchase price=NOI/Cap rateTherefore:Purchase price{tenants pay utility}={#lots*Monthly Rent*12*(1-.3)}/0.1 =>84* lots * rentPurchase Price {owner pays utilities}={#lots*monthy rent*12*(1-.4)}/0.1 =>72*lots*rentThere are the 72/84 numbers derivedIts not rocket surgery.  

The area may justify higher grade finishes from what I am learning (I live in CA)  Thank You