I'm leaning toward a condo or townhouse because I like the idea of less upkeep, but I'm not married to that idea.  

Make sure you dont have to be responsible for the additional expenses and upkeep for a pool.   

If in doubt, apply your own vacancy allowance (on a 6-plex, we would use 8.33 (1 month in 12) or 10% depending on the locale).Additionally, we never count the laundry revenue - our experience has been that if negates out the extra cost of the commercial machines, their operation, and upkeep  (others seem to like them).I can be of no help with the roof ... tiles do not like winter, so we have never encountered one.That said, it could be alright ... bring the rest of the numbers once you have them.

A CPA on here is worth its weight in gold!

Was going to do that as well since the topic was pretty interesting especially with some of the site heavy weights getting involved.Going to go monitor the new one now...

Do you intend to flip the house (and count on the new buyers to be better in upkeep)?

Wow ...thanks you guys...awesome....I will have to work for better negotiating skill with this...thanks so much...trial and error is what I need to learn from..just fyi guys...I have the POF form but I guess the realtor im working with doent feel it holds much weight since he is looking at deal for another realtor..

Also work your butt off to make sure none these deals blow up. Keep

Anybody who contributes money will eventually feel that it has more value and decision-making weight than labor contributions.

I have not been able to successfully gain a tenant who pays AND upkeep the property.