In a good school district, property was flat & well drained so minimal site prep, (a huge positive), but it did need 12 large trees taken down.We sold it word of mouth for a quick $45k net profit.

Don't forget to bake in the cost of utility connections and meters (water, sewer, gas, electric) as well as permits.

For commercial property, the management expense is baked into the overall expenses regardless of who does it.  

At a 5% downpayment, the monthly total payment is ~5k and perhaps the rents could be increased a bit but even then, they'd only be around 5k total monthly gross rental income..after any expenses and repairs you're in negative territory. i don't really understand who would buy that property..I guess an owner occupant who doesn't mind having a higher personal monthly payment still, or someone just seriously banking on appreciation and willing to incur negatives during the meantime which seems silly..but i agree with the original poster that lots of multis in these areas (wicker/logan proper/humboldt) are priced like this kedzie one and basically aren't a good deal sadly, since they are the nicer properties (location and often turnkey wise). have to go further north/west to get the deals. im hunting for a 2-4 flat myself and wish it could be in prime palmer square location like the kedzie unit linked, but the numbers just dont work

I used about everything that was suggested on the internet: Vinegar, Peroxide, baking soda, bleach, combination of peroxide and baking soda, mouth wash.

If you go flat fee broker, discount broker or full service broker depends on what you want, eother of them can be a good choice.

Sometimes it’s a flat fee like $1,500 to $2,000 for the properties I buy in Macon GA or a percentage between 5-6% which is paid for by the seller at closing

Raw land, municipal water hooked up, electrical pole on site, flat/level, problematic trees felled, some fruit trees, backs to National Forest, salmon/steelhead hole, no structures. 180k, 70k down seller financed for 5 yrs at 6%.

No points, clean flat 15% no matter what not even APR. 

I think it'll hold flat, I don't foresee any action in the near future.