.), and also need to consider the cost of vacancies or bad tenants.I also recommend you charge market rate, for yourself and the tenant.

The cost of labor , materials , property taxes , inflation , interest rates  etc .

@Mike Grudzien @Tim Delaney do you guys think it'd be worth joining a credit union in the city I used to live just to get the rate even if I'm out of state now, will they still give a better rate? 

And they should have accounts for everything with heavy discounts built in for their quantity buying.

A colleague recently closed on a 12-unit property in San Antonio and shared that a 6.8% cap rate, combined with lower property taxes, made it a no-brainer.

Each property comes with its own set of risks and every investor must understand those risks and do the minimum - get 3rd party inspections, 3rd party appraisals, verify rents, jobs  and crime rates at city-data.com - before buying.

You can shop 10 or 20 lenders in a weeks time, find out what products they offer, what rates, what overlays and qualifications they each have for you....

The rate the intelligence is growing is out of this world.

The initial plan is a 1200 sf build out with plans to expand back away from the cliff later as finances and interest rates are more favorable.

What are the insurance rates for Virginia Beach?