Foordmore Rd house: Triplex only one unit is completed 2 others need finish workPurchase Price$60,000.00 Down Payment (25% Down)$15,000.00 Improvement Ratio (Value of Land subtracted from purchase price)82%1st Loan$75,000.00 1st Interest Rate on Loan6.00%1st Term of Loan20 2nd Loan Amount2nd Interest Rate on Loan5.25%2nd Term of LoanYrs of Depriciation27.5Expected monthly Rental Income$3,200.00 Expected Annual Rental Income$38,400.00 Vacancy/Collection losses %10%Property Tax$2,842.00 Insurance$2,400.00 Repairs/Maintenance (10% of Gross)$3,840.00 Electricity$1,200.00 Gas$-Oil$-Water/Sewer$-Trash$-Advertising$-Management Fees (10% of Gross Income)$-G&A$200.00 Annual Increase in income1.0%Annual increase in Expenses3.0%Annual Increase in property Value2.0%investors Tax Bracket28.0%Self Employment tax0.0%Total Tax Rate28.0%Immediate Cash Improvements$37,775.00 Total Cash Investments (Down payment + Rehab+Closing Costs)$55,875.00 Total Purchase Price (rehab+purchase price+closing costs)$100,875.00 Loan - initial Cash investment$19,125.00 Buying Cost %$3,100.00 Sales Cost %9.0%Estimated Value After Capital improvement$100,000.00 Summary:1st LoanLoan Amount$75,000.00 Interst Rate6.00%Term of Loans20 Monthly Principal and interest$537.33 Yearly Principal and interest$6,447.91 Annual Operating IncomeYr 1Gross Operating Income$38,400.00 Less Vacancy/Collection (10%)$3,840.00 Effective gross income$34,560.00 Annual Operating ExpensesProperty Tax$2,842.00 Insurance$2,400.00 Repairs/Maintenance$3,840.00 Electricity$1,200.00 Gas$-Oil$-Water$-Trash$-Advertising$-Mangement Fee$-G&A$200.00 Net Operating Income$24,078.00 Market Value of Property$100,000.00 Capital Rate of Return (NOI/Market Valve)24.1%Cash FlowNet Operating Income$24,078.00 Yearly Principal and Interest$6,447.91 Cash flow before tax's$17,630.09 Monthly Cash Flow before taxes$1,469.17 TaxesNet Operating Income$24,078.00 Annual interest$4,500.00 Annual Depreciation Improvement$1,789.09 Taxable Income$17,788.91 Income Tax Due$4,980.89 Cash Flow after Taxes$12,649.20 Monthly Cash Flow After Taxes$1,054.10 Cash on Cash23%Center St House: duplex fully rented needs new roof and some minor plumbing workPurchase Price$40,000.00 Down Payment (25% Down)$10,000.00 Improvement Ratio (Value of Land subtracted from purchase price)82%1st Loan$45,000.00 1st Interest Rate on Loan6.00%1st Term of Loan20 2nd Loan Amount2nd Interest Rate on Loan0.00%2nd Term of Loan0 Yrs. of Depreciation27.5Expected monthly Rental Income$2,125.00 Expected Annual Rental Income$25,500.00 Vacancy/Collection losses %10%Property Tax$2,500.00 Insurance$1,800.00 Repairs/Maintenance (10% of Gross)$2,550.00 Electricity$1,920.00 Gas$-Oil$1,867.57 Water/Sewer$3,000.00 Trash$-Advertising$-Management Fees (10% of Gross Income)$-G&A$300.00 Annual Increase in income2.0%Annual increase in Expenses3.0%Annual Increase in property Value0.0%investors Tax Bracket28.0%Self Employment tax0.0%Total Tax Rate28.0%Immediate Cash Improvements$16,060.00 Total Cash Investments (25% ARV + closing costs)$17,500.00 Total Purchase Price (Rehab+purchase price+closing costs)$58,560.00 Buying Cost %$2,500.00 Sales Cost %9.0%Estimated Value After Capital improvement$60,000.00 Summary:LOAN PMTLoan Amount$45,000.00 Interest Rate6.00%Term of Loans20 Monthly Principal and interest$322.40 Yearly Principal and interest$3,868.75 Annual Operating IncomeYr. 1Gross Operating Income$25,500.00 Less Vacancy/Collection (10%)$2,550.00 Effective gross income$22,950.00 Annual Operating ExpensesProperty Tax$2,500.00 Insurance$1,800.00 Repairs/Maintenance$2,550.00 Electricity$1,920.00 Gas$-Oil$1,867.57 Water$3,000.00 Trash$-Advertising$-Management Fee$-G&A$300.00 Net Operating Income$9,012.43 Market Value of Property$60,000.00 Capital Rate of Return (NOI/Market Valve)15.0%Cash FlowNet Operating Income$9,012.43 Yearly Principal and Interest$3,868.75 Cash flow before tax's$5,143.68 Monthly Cash Flow before taxes$428.64 TaxesNet Operating Income$9,012.43 Annual interest$2,700.00 Annual Depreciation Improvement$1,192.73 Taxable Income$5,119.70 Income Tax Due$1,433.52 Cash Flow after Taxes$3,710.16 Monthly Cash Flow After Taxes$309.18 Cash on Cash21%Church St house: Unoccupied, needs total rehab but has 3 units:Purchase Price$10,000.00 Down Payment (25% Down)$2,500.00 Improvement Ratio (Value of Land subtracted from purchase price)82%1st Loan$45,000.00 1st Interest Rate on Loan6.00%1st Term of Loan20 2nd Loan Amount2nd Interest Rate on Loan0.00%2nd Term of Loan0 Yrs. of Depreciation27.5Expected monthly Rental Income$2,600.00 Expected Annual Rental Income$31,200.00 Vacancy/Collection losses %10%Property Tax$2,800.00 Insurance$1,200.00 Repairs/Maintenance (10% of Gross)$3,120.00 Electricity$2,880.00 Gas$-Oil$2,800.00 Water/Sewer$4,500.00 Trash$-Advertising$-Management Fees (10% of Gross Income)$-G&A$300.00 Annual Increase in income2.0%Annual increase in Expenses3.0%Annual Increase in property Value0.0%investors Tax Bracket28.0%Self Employment tax0.0%Total Tax Rate28.0%Immediate Cash Improvements$41,200.00 Total Cash Investments (25% of ARV+closing costs)$16,600.00 Total Cost Purchase Price + Rehab + Closing Costs$52,800.00 Buying Cost %$1,600.00 Sales Cost %9.0%Estimated Value After Capital improvement$60,000.00 Summary:LOAN PMTLoan Amount$45,000.00 Interest Rate6.00%Term of Loans20 Monthly Principal and interest$322.40 Yearly Principal and interest$3,868.75 Annual Operating IncomeYr. 1Gross Operating Income$31,200.00 Less Vacancy/Collection (10%)$3,120.00 Effective gross income$28,080.00 Annual Operating ExpensesProperty Tax$2,800.00 Insurance$1,200.00 Repairs/Maintenance$3,120.00 Electricity$2,880.00 Gas$-Oil$2,800.00 Water$4,500.00 Trash$-Advertising$-Management Fee$-G&A$300.00 Net Operating Income$10,480.00 Market Value of Property$60,000.00 Capital Rate of Return (NOI/Market Valve)17.5%Cash FlowNet Operating Income$10,480.00 Yearly Principal and Interest$3,868.75 Cash flow before tax's$6,611.25 Monthly Cash Flow before taxes$550.94 TaxesNet Operating Income$10,480.00 Annual interest$2,700.00 Annual Depreciation Improvement$298.18 Taxable Income$7,481.82 Income Tax Due$2,094.91 Cash Flow after Taxes$4,516.34 Monthly Cash Flow After Taxes$376.36 Cash on Cash40%

If that doesn't work then you may need to call a plumberIf I read correctly and she's vacating the apt then you probably should subtract the cost of the plumber from the security deposit, along with any other damages or costs (that aren't wear and tear).The reason I said you should try and fix it yourself first, is because if in fact its a simple clog and you can get it done yourself cheaply and quickly, its better than having her trying to fight the repairs. 

Get seller to give a note for equity, subtract sales costs, subtract 5% JV fee, get a moratorium5.

I plan doing a quarterly CMA and subtract closing costs to calculate real estate.

As for buildium - if you record the transactions correctly you will have an accurate Cash flow statement to look at - it will not take into account anything you have paid towards principal and subtract that from  your noi provided you make the entries correctly and have the chart of accounts set up correctly.So the tricky part is recording the initial entries - I'd actually suggest if you plan on making the move "Officially" Jan 1 2016, start now and enter all transactions for 2015, and 2014 (if you can) into Buildium - it will make the flow go so much smoother and you can learn as you go, insuring you are setting up things correctly as you go along.To record a mortgage in place, just follow their tutorial - (customer service might even walk you through it as well)First you need to have the appropriate accounts set up on the "Chart of Accounts"You could do it any number of ways - one way I'm doing it is -- have a main account titled "Mortgage" under liabilities  (long term liability)Then a sub account of Mortgage titled "US Bank Mortgage"   "XYZ Bank Mortgage" -- or "Mortgage - US Bank" etc -- Then you will want an account for "Interest" under expenseThen under Assets you'll want an account titled Escrow - then if you want to further track things I'd suggest setting up a sub account titled "Escrow - US Bank" or "US Bank Escrow"  or "XYZ Bank Escrow" etc    (Escrow would be a current asset)After that you'll need your current mortgage statements -- to start the books you'll need to enter a general journal entry for Escrow, Interest, Principal (Mortgage)Once you have that you're off to the races and can enter the mortgage payment each month, however you'll need to know the breakdown of Principal, Interest, & Escrow - for example the entry in your bank account will look likePayee -- US Bank -- you'll enter the date etcThen below you'll have the breakdown of the total where you'll enter $400         Principal$300         Interest$150       Escrow-------------------------------At the bottom Buildium will automatically add up the totals to whatever your house payment is for the month -- in this case $850Hope this makes sense -- best thing is to just play around with it a bit and keep checking yourself on the entries and in the general ledger -- your mortgage payments have to be entered manually every month, however this takes little time if your mortgage company offers online account access and gives you the payment breakdown - can be done in a couple minutes.Get over the biggest hurdle which is setup and the rest will be SO much easier.  

If you purchase a unit that can create a profit after subtracting 50% for expenses, any property management costs and then mortgages, then you will have a property that cash flows.

If you use a standard 30% for your maintenance, vacancy ,  property management and Cap ex ($900),  then subtract insurance and taxes to arrive at a net operating income.

To make things easier to explain, lets use this example:Purchase price (includes all purchasing expenses) = $150,000Rehab, holding, closing, etc costs = $50,000Total expenses = $200,000Lets say it sells at $250,000 so profit = $50,000I put in $170,000 my partner $30,000We agree to split the profit %in for %out.... so in this case 85/15What I am trying to determine is how does uncle sam account for all the expenses in order to subtract it from the final sales price to get your total profit on which they will charge you capital gains?

This would require an appraisal before the remodel to subtract from the selling price to decide profit.

Subtracting for utilities and adjusting the insurance number, you're getting nearly $1300 a month on a house worth 79K completely rehabbed?