Don't forget snow removal + landscaping as well.

Any recommendations you have for good (and even which ones to stay away from) contacts for a plumber, landscaper, snow removal, and maybe just a general contractor would be most appreciated.Thanks in advance!

Points to consider;- I do not see any maintenance budget included; appliances, leaks, landscaping, pest, trash, snow, etc.- Capital Reserve for roof, heating systems, AC(?)

Owner pays the lawn/snow - about $1,000/year, the water/sewer - also about $1,000/year, hot water (property has a Rinnai instant hot water heater) which runs about $1,400/year and he pays the electric for apartments 2&3 as they're on the same meter.Gross Rents: $18,960Taxes: 2,900Insurance: 600Lawn/Snow: 1,000Water/Sewer: 1,000Propane: 1,400Electric: 1,400Trash: 720Debt Service: 4,500Vacancy/CapEx: 2,500Leaves a profit of: $2,940/year.

Taxes are unreasonable, heat expenses are thru the roof, the snow is a pain in the butt and I'm looking for more opportunity.  

quick numbers:$135,000 asking$27,000 down payment (20%)$108,000 mortgage at 5% (guess) = $580Taxes $1200/year = $100/monthInsurance $1200/year(guess) = $100/month (guess, shop around)PITI = $780/month (meets 50% rule)plus10% vacancy = $175 ($1740 rent x 10%)10% management = $17510% capex = $175Sewer/Water bill (I find it hard to believe that tenant pays this) = $150/month (guess)trash/snow removal = $50/month (guess)10% miscellaneous (advertising, cleaning, buffer, etc) = $175/monthtotals = $1680cash flows = $1740-$1680 = $60 Essentially, you will break even if you turn it over to a property manager and are never involved in the day-to-day operations. 

So, after some incessant begging from me :):)--he agreed to give me 85K more, amend the original mortgage, pledge another free and clear house, and purchase another one with the proceeds.

Now the deal...Financing:Potential purchase $80,000 per Duplex $16,000 down (20%)$64,000 @ 5% = $345/modouble this since there are two Duplexes$690/mo debt service for both DuplexesIncome:$26,400/yrEach unit is rented for $550/moExpenses:Taxes ~$4,000, Insurance ~ $1,600Lawn care/snow removal ~ $2,400Maint. reserves ~ $2,400Factoring a 7% vacancy (7% is conservative for the area)NOI ~ $14,152Cash Flow: $5,872$14,152 - $8,280 (debt service) = $5,872ROI: 18%Cap Rate: 8.8%COC: 40%$14,152 / $35,200 (downpayment + closing cost) = 40%3.

It snowed in my kitchen for a year.

For those in this area, snow costs to consider?