I’d estimate about a 100% return on my initial equity investment inclusive of remodel costs and forecasted closing cost if I sold.

Not sure if you mean expenses when you say expenditures, but most investors will tell you to use somewhere between 40-60% for expenses, inclusive of taxes, insurance, management fees and vacancy. 

AITD is All-inclusive trust deed...sometimes called a wraparound mortgage. 

It contains a detailed Cash Flow Analysis module which allows for inclusion of the 50% rule and the 2% rule, along with several other modules that enable you to make intelligent investment decisions and store relevant documentation and contact info for each property.

When the time comes, and they want to write contracts, go with a non-inclusive buyers rep contract.  

Ask the owner how they market and if you hear "word of mouth", the "phone book" or "sign in window", game on.100% occupancy - Shows they may not be trying to maximize the rent and prefer to stay below market for ease of management (or ignorance).Rent roll - Tenants on the rent roll for 3+ years with no rent increaseRent roll - Rents all set at $25 or $50 incrementsP&L - Shows $0 late feesManagement - Self managedVendors - Only use subcontractors (they don't use MF specialists for painting, flooring, equipment)Not all inclusive and not all are value add flags by themselves but some signs to look for.

Hey @Chris Morey, thanks for sharing your situation.I'm not an expert on the Portland market but here in the Bay Area and Seattle, I have found full-service property management companies that charge as little as 3.5-5% all inclusive.

Example if someone is renting duplex for 800 inclusive each unit, so do I count my monthly cash flow 1600/2 minus mortgage or do you count after you pay utilities. 

hard money will only get you to 70% ltv.you need to find a seller who can let you wrap (all inclusive deed of trust)for a couple of years.keep an eye on your credit and at a certain point banks will lend to you.

(this would make the deposits/fees $1825)I was thinking of having the $1450 security deposit inclusive of the non refundable pet fee of $375 and Cleaning Fee of $250.