However I'm not impressed with my expected annual return.

Annual Cash Flow / total cash into the deal.

I would suggest you check the sales comps to see what the property is actually worth first and foremost.Then I would check the rental comps to see what this property would generate on a normal annual lease.

My annual income is only $57,200K (Pre tax) so I'm only able to buy one property a year, at the very best of situations so my money sits in my savings account for fairly long times.Thanks for any input and advice ahead of time.

So this is only if you sign up for annual right?

Lots of people expect the Obama Library and other developments to push value in this area of town.About the deal, based on my analysis I see 6-units having about $3500 in water expenses annually.

Seems most LL’s would take a cookie cutter tenant over me even if most or all the annual rent was forked over up front.

(I'm in the northeast, prices are high yes, but stay with me...).The sellers numbers that they are presenting (water, electric, maintenance, mgt etc) in hopes of making this deal LOOK ENTICING TO A BUYER show that after financing the new owner at this price would be left with about a $10,000 annual LOSS!!

I don't have any earth shattering secrets you can't find in books, but I can share actual experiences, timelines, prices, rehab costs, insurance costs, rental roles, property management and tips for how I've created a 19 unit portfolio worth almost $1M and generating over $100k annually inside my IRA, starting from a relatively small initial investment.  

Even if it's just to have an adjuster come and tell her no... they are likely to consider it a "claim", which these days can be a broad term which is often a great reason for them to increase your annual premiums!