For example, if the building grosses $60k a year (and nets $45k after taxes and expenses) what is a fair offer (note these are not actual numbers and used for illustration purposes)?

To piggyback on Joel's data and thoughts, this also illustrates tangently why being an agent can be better than being a broker.

Just the fact that Washington is in red illustrates this.

I mentioned the utilities to illustrate the loss of my ability to take over the property, and begin preparing for next tenant, due to the tenant not being vacated.

My example is a somewhat modified BRRRR, but it might be illustrative: I bought a threeplex that only had two units rented and needed a lot of work.

Just claim straight-line depreciation, 1/39th of the basis each year starting in 2017 (you also have to deduct land allocation let's say 15% for illustrative purposes).$1,100,000-$135,000 (0.15%) =$935,000 This is your depreciable basis.Straight-line depreciation would be $23,974.35 each yearIf you do not need the extra loss this year, do the cost seg at a later date, when your property is producing income.

For example, and this is just to illustrate the figures, let's say the profits are expected to be 30k.

I did this when I bought my first multi-family and after speaking with the seller on the telephone we negotiated and agreed on a price (when you do this illustrate the money they save by not having to pay any RA agents). 

We'll use it as a rule of thumb, as I'm more concerned about illustrating the general thought rather than getting bogged down in the details.VA Loan: 0% DownRent: $1,500 (we're considering the numbers after you've made it a full rental)Expenses (50%): $750Mortgage Payment: $805.23Cash Flow: -$55.2320% ConventionalRent: $1,500Expenses (50%): $750Mortgage Payment: $644.19Cash Flow: $105.81Putting 20% down cashflows so it's the better option, right?!?

The schools on the west side of Livermore are VERY good.To illustrate that further, I showed one of my rental properties in Pleasanton last night (near Shadow Cliffs), and one prospective tenant couldn't get her kids into Joe Mitchel Elementary (Livermore, which has an IB program), so she wants to move to Pleasanton.