If you bought it on August 1 and then spent four months to evict, that would be four months of lost rent, plus the cost of eviction, utilities, and whatever other expenses, plus your time, plus the risk that the tenants trash the place on the way out.Price accordingly.

Are NNNs truly covering things like RTUs, parking lot resurfacing, all landscape and litter collection, all common area utilities, etc.  

Purchase price: $290,000 Cash invested: $85,000Bought this 6 unit condo set utilizing a seller finance structure at 0%.

That's three months of mortgage and utilities, the cost of flooring, and the cost of painting.

I have been offered an exclusive Deal by a local "friend"/ semi-mentor in my small town.  8 standard 2/1 apartments -  Quad, duplex, duplex, 1970 Dated buildings, little neglected but liveableOwner finance: 20yr 6%rate with 20k down------------------------------------------------Total purchase 400KCurrent NOI: 41k     Cap: 10         (Tax,Ins,Maint, Util)Gross rent 4500/mth-----------------------------------------------Upgrade, Est repairs: 60k After reno: NOI: 59K   Gross rent: 6100------------------------------------------------Loan pmt: 2865/mth,    34k/yrCurrent Cash flow: 531/mth,  6,378/yrAfter reno Cash Flow: 2131/mth,  25,578/Yr-------------------------------------------------Added info- -Property line Joins with (growing) Community college-Tiny town-The Buildings are Currently "uglyish".- Current Rent is 150$- $200 behind market avg.I am very comfortable in single family homes in this town (own 18 SFH rented and performing well).

If you decide not to utilize a 1031 and pay 30% taxes each time, after 10 transactions you’ll be left with a little bit over $2,000,000.

Do you pay the heating/cooling or do the tenants pay those utilities?

Mortgage, utilities, maintenance, repairs, consumables, advertising, etc.

There are several options to utilize the equity position.

One cannot invest confidently in property, if they cannot assuredly utilize the real estate for its intended use.