@Charlotte Casey our in house lender advised us that they are artificially raising their rates to slow the overwhelming demand for financing.

You're completely forgetting to account for taxes, insurance, vacancy, CapEx, Repairs, management, water/sewer, lawn care, snow removal, professional/admin fees.

If you triple the value, you should expect the taxes to triple as well.What about water/sewer, shared electric or other utilities, lawn care/snow removal (if applicable), trash pick up, admin and professional fees?

Misc for lawn care.

The operating cost includes: tax, insurance, and HOA (covers exterior maint, roof/foundation, lawn care, and all common areas).

- Utilities seem to be split in one way or another from landlord to tenant (somtimes water, sometimes heat, just depends) - $50 for lawn service per month, $20 for garbage- low future assumptions (1% growth for all, 6% at sale)- Lastly, 4.5% interest on a 20% down payment- $3000 in closing costs, anywhere from 5000-20000 in initial repairs/upgrades (varies property to property)Am I crazy?

Figure 10%, you may be able to get it for 8%.What about lawn care, snow removal, and admin/professional fees?

I only have $1000 in my bank account but I’m starting a lawn care business to hopefully make a good amount of money before I turn 18.

Values have risen much more than that so the owner pays an artificially reduced amount.  

Talk with a local insurance agent.What about lawn care and snow removal?