We went up a full  $1550 per month across 9 units and lost ZERO tenants and they all signed the year lease, no more month to month.

I'm no more interested in lowering my commission than you are interested in lowering your rent or sales price or raising your offer price.  

My wife and I just purchased our first home with 203k loan the bank gave half to the contractor and gave us the run around we are now about a month and a half in and this contractor did not pull permits as asked and consistanly asking us to make cuts that were not on bid i've had 3 contractors come in and say no more than 2000 has been spent and he has half of the money and says he is all out of money we have bought the appliances even though they were in budget when we talked to bank they say they are not responsible for the contractor money if it is deficient from the amout it takes to finish we asked them this before we closed and why they were giving so much upfront. they said thats how it is. what can i do now because the money we have to fix the house is held at bank and they will not release unless project is at 50 percent and the other bids we are waiting on say he is about 10 to 15 percent and they have to redo his work as well. the bank says just come up with the money what are our legal recoruses to get house finished. the only thing the bank says we can do is arbitration. 

"Nudge nudge, wink wink, say no more"...

Non-condos are safer for landlord's, in my opinion.THE BASIC ELIGIBILITY GUIDELINES for FHA CONDO APPROVAL 2016 Percentage Requirements Commercial Space – No more than 50% of property can be used as commercial spaceDelinquent Dues: No more than 15% of units can be arrear in their assessments more than 60 daysAny investor/entity (single or multiple owner entities) may own up to 50% of the total units IF at least 50% of the total units in the complex are owner occupied as principal residences.

Then you only have to worry about taxes when you sell it or when you no longer have depreciation.Since everyone assumes the ability to show a net loss on rental properties, it's not really worth digging into Total ROI to determine if a property deal is good or not.Vacation rentals are still fine as long as you only personally use it no more than 14 days of the year.

That means the purchase price and investment basis should be no more than 70% of your projected ARV if you want to be able to get all your cash out.Obviously getting your ARV right is extremely important.  

Insurance will be no more then $100 a month Monday im calling the agent to get an exact number.

You mentioned that your contractor said it would cost no more than 10k to fix the condition.  

@Tim Vecchioni, basically, IF a fair ARV for it is $250k, then yes, your all-in cost (including ALL your private borrowings and rehab and holding costs) would need to be no more than $175k (not $201k)!