I typically build in an inspection contingency into my offers (yes this reduces my competitiveness of my offers, but its also a safety net to protect my bottom line).

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

For transactions like this, the Real Estate Excise Tax (REET) in Washington typically depends on the property’s value and may be progressive.

Typically flooring guys charge a flat install per square foot and then more for stairs.

As a small business owner in a previous life, I found the bookkeeping super daunting, despite my love for numbers, budgets, & just data in general! 

(The exception to this is loans based off prime which would typically be home equity lines of credit as the Fed funds rate does affect prime) The Federal Reserve meets 8 times a year, while the bond market which actually dictates mortgage interest rates is traded every second of every day of the year.

Expenses that exclusively relate to the rental unit are 100% deductible, shared property expenses (like mortgage interest, insurance, and common area repairs) are typically 50% deductible, and personal residence expenses aren’t deductible. 

People will tell you the selling price is set but it’s negotiable just like a standard listing. 2% is the max they will typically do on concessions.   

In return, we fire them over deals that we don't typically focus on like non-real estate commercial lending.

Due to personal faith based reason, I prefer to only invest in all cash deals that don't involve traditional financing (so typical passive RE options like syndications, RE funds with fixed returns, REITs etc are not a viable option for me).