Actual ExpensesWater$75.00Trash$60.00Heat/Gas$361.00Sewer$60.00Insurance$150.00Snow/Lawn$100.00Taxes$200.00 Estimated Expenses Vacancy$210.00Management$200.00Maint$210.00CapEx$210.00Total Expenses$1,836.00Rents$2,100.00Monthly Cash$264.00Yearly$3,168.00You may have noticed that there is no figure for financing or mortgage expenses.  

See Uniform Capitalization Rules earlier.The costs you can choose to deduct or to capitalize include the following.Carrying charges, such as interest and taxes, that you pay to own property, except carrying charges that must be capitalized under the uniform capitalization rules;Research and experimentation costs;Intangible drilling and development costs for oil, gas, and geothermal wells;Exploration costs for new mineral deposits;Mining development costs for a new mineral deposit;Costs of establishing, maintaining, or increasing the circulation of a newspaper or other periodical; andCosts of removing architectural and transportation barriers to people with disabilities and the elderly.

Don't forget gas expense and lawn/snow removal costs.  

The bushes directly in front of house foundation near gas meter look like yew and rhododendron.

Tenant only responsible for gas/electric. 

This would bring my numbers as follows:Monthly Rent - 1500Principal and interest - 693Taxes - 1850 yr (154 month) estimating conservatively Insurance - 1200 yr (100 month) also an estimateCapex - 150 month Maintenance - 150 monthVacancy - 120 month (8%)No property management due the self managingTenants are responsible for all utilities (separate meters for electricity, gas and water.  

everything has own bank accounts, credit cards, ein numbers,  I don't mix any funds. not even gas for a car. one of the llcs own a truck and trailer.

I was cooking with gas and then...life happened.

The workshop/garage has gas, electric, water & sewer running to it all metered as part of my home (Not separate). 

Retail strip centers, Office / Medical buildings,  Restaurant buildings, Gas stations,  industrial office.Of course, the Cap Rate  ( income % ) is an important factor for me.So, some thoughts on Las Vegas investments in the $1.5M-$3M range ?