Typically high fees, but still half of what I was being charged by the investors edge. 

@Christopher HeidrichRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

To estimate expenses, consider setting aside a percentage for management fees, plus costs for cleaning and utilities.

.- BTW: the $1300 includes all utilities being paid by the landlord.

- A 0% down, seller financed deal, typically equates to little to negative cashflow!

In southern CA, even garage conversion ADU additions are typically costing more than the value added.  

:)As for LTR rental terms, usually we sign a 1 year lease where tenants are expected to pay Electric and Gas if applicable, while the owner typically pays water/sewer/trash with the city. 

What I see is typically in the $3k - $6k range for those types of properties.

Then, I typically see them take about a half to a third of that number for the adjustment factor.

By utilizing section 8 income we will turn it into a property that is insured beyond belief and make over $ 418,000 gross $320,268 net.