I am getting COC's of 15-18% which is freaking me out a bit as I assume that is way too high, but at the same time, I am sitting here checking the numbers and trying to be conservative and still coming out with solid COC #'s.I feel like it is my first time driving and I just don't trust my side mirrors and rear view mirror at all.  

Much of what I feel mirrors your thoughts.

They are two buildings side by side and are mirror images of one another.  

Anyway, I’m planning on holding onto it, so let’s move along.General expenses: Property inspection: $425Flights/bags/ground transit for 2 people: $600Service main water valve: $389Service 2 furnaces: $200Paint materials both units: $370Cost of hiring friend who came along and worked 3.5 days: $500Total random home depot materials including light fixtures, electrical gear, primer, brushes, locks, light bulbs, tools, drywall, tape, etc: $1,820.Total: $4,304Unit 1 - Down Paint labor bedrooms, bath, and kitchen: $0 (friend from out of town did it for free)Installing fixtures, switches, outlets, cabinet knobs, doorstops, blinds, towel racks, bathroom mirror, caulking, etc: $0 - did it myself.Estimated cost if contracted: $1,500Unit 2 - Up Labor to strip wallpaper, repair drywall, sand, prime, and paint full unit (contracted out): $1200Installing electrical outlets/switches/fixtures: $125New electric stove: $200Refinish bathtub: $300Pull carpet: $250Total: $2,075Estimated short-term costs (<1 year) New roof Spring 2018: $8000Gutter cleaning and repair: $300New Floor in kitchen (estimate): $500Total estimated costs: $8,800Year 1 non-recurring costs to make it rent ready: $91,979Estimated mid-term costs (1-5 years) 2 new furnaces: $55002 new hot water tanks: $2000Misc: $1,000Total: $8,500*After the tanks/furnaces get replaced the building should be rock solid for 10-15 years at least, assuming no major disasters.Monthly expense breakdown: 5-year private money balloon loan on $87k over 20 years: $574Property tax: $215Insurance: ~$100Water bill: ~$60Sewer bill: ~$40Garbage: $16Rental registration: $6Lawncare: $40CapEx: $100Vacancy: $75@ 5%*I’m self-managing, therefore I’m not yet factoring in property management.Monthly Totals:Projected rent: $1,500 ($750/unit, but will shoot for $775 initially)Expenses: $1,226Cash Flow: $274/monthCash on cash return: infinite (more or less)ROI based on $18,000 yearly at $91,979 initial cost: 19.5%NOI: $3,288About the loan:I don’t qualify for bank financing since I’ve moved countries and jobs so much in the last couple years.

He gets out the rear-view mirror and laments the fact that he didn't choose top areas to invest in, but there are opportunities today to invest through a TKP in markets with historically strong appreciation and good cash flows. 

.- Additional subfloor (wood) and cement board (floor) $100- Shower cement board $75- Waterproofing Membrane (I like to do this) $150- Shower wall tile (80-90 SF) $150- Flooring tile (30-40 SF) $100- Tile setting and grout $75- Vanity with top and mirror (24" it looks) $250- Toilet, wax ring and feed line $100- Faucet, feed lines and trap $75- Trim $25- Accessories $40- Fan/light $150- Vanity Light $50- *Shower diverter valve with trim kit and plumber to install and help set tub/drain. $750- Screws, adhesives and fasteners (cement board screws, caulk, etc) $50- Paint $40- Miscellaneous $100TOTAL: $2530With all of that said these numbers would be my BASE run, and assuming I was spending my budget amount on each item.

Put that idea in your rear view mirror.

Here is another idea: every month when the rent is paid, they receive a hanging tag (or two) that goes on the mirror and expires on the 5th of the following month.

Thanks @Kyle Collette,Hopefully i can achieve what you are making happen, If you ever want to play with the worst tennis player ever-  let me know, I see him every morning in the mirror.

Most of the transactions will be mirroring my property account the PM, entering transactions, making sure things reconcile I have a 12-unit property and plan to have more in the same company file, so I have followed the advice here and other places and setup classes and sub-classes like this:- 123 Retirement Blvd-- Unit 1-- Unit 2...I have also setup Customer, Job, Sub-Job with- 123 Retirement Blvd-- Unit 1--- Jane Renter-- Unit 2--- John Tenant...So, now I'm going to enter rent from Jane Renter.