I believe I'm running my numbers correctly, but would love some input.Purchase price: $99,000.00ARV: $150,000.00Improvements: $2,000.00 (home is rent ready, but needs fridge, dishwasher, and a cleaning)Closing cost: $5,000.00Mortgage: $531.00Property tax: $320Insurance: $85Vacancy: 5%Maintenance & repairs: 5%Cap ex: 5% (I'd generally do 10%, but this is a townhome)PM: 0%HOA: $300Potential rent: $1500-$1600Potential monthly cash flow: $40Cash-on-cash return: 9.5%Total Equity: $50,000.00Here's the deal.

The attic is quite large with private space and has a kitchenette with mini fridge, microwave, and kitchen sink.

There is currently no fridge, a rolling (not plumbed) dishwasher that sits next to the stove and limited cabinets/counter space. 

A washing machine and refrigerator I bought at a scratch and dent Kenmore outlet 20 years ago still work just fine, the fridge was dented on the top and I don't even know what was wrong with the washer.

Can  you add a fridge? 

We would have to convert the formal living into a small kitchen type space (IKEA) (plumbing costs to add a sink and fridge to the space ...?

Perhaps a pantry next to the fridge and cabinets above to give it a built in look.

New “white goods” like a range, microwave, fridge, etc. are in the house.

I was very close to putting the fridge in the pantry (losing that space), gaining a couple of feet of counter and making up for the lost storage in cabinets.

She still had 90% functionality because she can use the fridge, stove, sinks, toilets, showers, bedrooms, doors, windows, yard, etc.Daily value: $3310% of daily value $3.30Two days loss: $6.60Keep in mind, I'm being extremely generous.