-i would bump cap ex up to 4-5% atleast-repairs need to be atleast 10%-vacancy should be closer to 10% because of the number of units-Im not sure what that $40 tenant screening charge is forGenerally speaking, a lot of on market multi's won't be deals to the average investor.

The tenants will pay 3 months rent and plan to move out in 45 days.

In Wisconsin you can use about $35-$45 per sqft. as a rough estimate.Now, before you give up, remember: this does not all have to come out of your cash flow!

Would love to get some feedback on this strategy I just did: Instead of waiting 30-45 days to secure a regular conventional loan to purchase my rental property, I decided to get an unsecured loan from the bank instead.

Tesla, Switch, and google have already established a presence and there is a biotech company planning on spending $45 or so million to build a new headquarters in the coming years.

Price is $275K, he won't carry anything back45 spaces12 lot rent28 park owned (would sell those to tenants on owner financing/rent to own to get to lot rent)5 Vacantpark homes rent currently $400-425lot rent currently $125- I think market is 175-200, but not many parks around so has been hard to get numbers3 bed houses rent in nearest large(ish) city of Florence SC (30 mins away) rent for $800-900city water and sewersmall park footprint wise, just 2 roads- 1 paved 1 dirt- and all houses in the middle of it, very small footprint, tight parkArea:Marion SC, super small town, but is 10 min from super walmart, 30 min from Florence, that is the nearest MSA (technically Marion is not in one)Marion small, slowly dying town; Florence growing, solid city/townFlorence metro good growth since 2000, like 17%, low unemployment, everything looks solid there.Numbers:I am pro forma-ing it at $150/space lot rent, 40 spaces, $6K/mo, after 45% to expenses is $3,300/mo net/mo... which is $39,600 net/year14.4 cap on property pro forma12 cap on property based on 125/mo lot rent at 40 spaces.

@Joel FineGreat question, I also was factoring in these #s the other day.My management company charges flat 6% (5+units) with a $150 re-up fee for new qualified tentsnts and a service fee of $45 per hour.The more units I have with this company I can also negotiate that down and the goal is to keep tenants happy and stay as long as possible.

In Denver, over the last 45-years, the average "cycle" has been 17-years. 

If a house sits on the market more than 45 days it is over priced. 

Nice area, within 45 minutes commute to a city center.