I was really surprised about that.

I buffered it to $6500 but not be surprised to see $8500 based on my previous purchase in April.

But if you're realtor is not pointing out issues that could get flagged during this inspection you might have some surprises on the deal.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

If I get a full month rent (minus PM fee) I'm pleasantly surprised. 

The old “pros” were not surprised in the least.  

What I do have is a title that shows only single family unit, and a county assessment that shows single-family.I don't have any rent receipts at all (which I find pretty surprising, considering my Dad was almost obsessive in his record keeping - us kids have recently just "ransacked" his office and found no records of rent).

You're $80k - $170k range is pretty wide, and I'd be surprised if anything over ~$130k ARV actually produces net cash flow assuming 75% LTV on a refi.

It is surprising that the unit is only 3 years old though.

I would be surprised if this is not the case in the low cost Midwest market.