I am in the East TN area and my goal is to find a multi family Rental built in the late 90's; that can produces 30k gross income in 18 months.

If I simply stated gross rents - PITI as my cash flow, it’d be about $375-$425/month.  

Numbers show the gross at over $40,000 per year with expenses of less than $10,000/year.

The broker is refusing to provide P&L and rent roll documentation for the property, only gross figures through email.

I would be expecting at least $4000 income from my investment if not $4500 (Gross rent that is).

Based on the cash flow break even is that based on your current gross income?

We have stood by the principles Brandon discusses in his book requiring applicants to have credit scores 600+ and gross monthly (or combined monthly) income of roughly three times the rent. 

We currently have no specifics on his current gross income, cap rate, expenses, building status, etc., but hypothetically I imagine we could take in $100-150/unit/month in cash flow.

Im 100% she wont steam the carpets or do any cleaning, she will just pocket the money because the cousins townhome was gross when they moved in as well and they actually had to use there own money to get the carpets cleaned.

Total monthly gross income is 12,500.