You're not accounting for management (always include), lawn care, snow removal, admin/professional costs.I definitely like the Hudson Valley over NJ, personally.

Make sure you include water/sewer, lawn care, snow removal, admin/professional fees.

I'm currently negotiating w/ seller to reduce price to between $85k to $90k based on the major rehab costs.Total rehab costs: $31k get it rent-ready.Annual prop taxes: 2,237.72Total rent: Between 1,010 to 1,250 per month for both occupied units, depending on how bad the recession will become later in 2020.Lawn trim, snow removal, gas, electricity, & water: Tenant pays.Property management: I assume 10% of rent, so $101 - $125 a month.NOI per year: $8,670 to  $11,262.Flood insurance: None.Home insurance: $556/year paid outside of escrow.CAP rate: 6.46% to 8.6%.

I will demonstrate how it is the USPAP, in combination with other forces, that accomplishes an artificial and perpetual increase in prices. 

Again, I don't have the money to place another home and the land will sit empty requiring lawn care until I do something with it.

If it says "pet fee" in the lease and specifically says that it non-refundable, then it does not apply to damages.I'd suspect the bill to repair the grass won't be very high, unless you have a professionally maintained and sodded lawn.

Considering all that's happening and the fact that these are aimed at the student population, you might want to bump up.CapEx and Repairs will probably be closer to 15% combined.What about water/sewer, house electric, lawn care?

HOA, lawn maintenance, snow removal?

The Fed is using a 3rd party to buy stocks, keeping the prices artificially high in order to fake it so the crash doesn't seem as bad as it really is.

Call the local water authority and get last year's bills.What about lawn care, snow removal, admin/professional costs?