Hey Robert,I recommend looking at BiggerPockets calculator. 

. ✌️ (and don’t forget to calculate short term capital gains tax - that’s why I prefer passive income over flipping)

I put the first, largest mortgage in under the loan option in the BP calculator.

They claim only 2-3 percent of the companies are audited so the more clientele they have the percentage of audits will be less even if they make some calculated risks.Few Deductions they highlight which you can get with proper planning and right CPA.1) 119A - Revenue stream bifurcation2) Augusta Loophole 280A - use primary residence for 14 days of business and pay you back without tax implications.3) Paying your medical and children education fee using c-corp4) offcourse the famous charitable llc - another program and package.Thanks for the insight.

Higher loan balances we would likely see an opportunity in the future to refinance again due to lower rates so consider a 2-3 year prepayment penalty.Of course if you qualify for Conventional Financing (Fannie/Freddie), there are no prepayment penalties so just calculating out the return of investment timeline on point buy downs.Good luck shopping and let me know if you want to talk further!

Class D risks > Class C > Class B > Class A, but how many investors even know what those risks are, let alone know how to account for them in their ROI calculations?

Or you can try James' approach to sell before the significant cap ex items but I suspect you will be selling at a price that reflects the impending coming expenses.It is my belief that you have never calculated out your sustained maintenance/cap ex costs and truly believe this has positive cash flow.I am trying to provide some insight as to your view and to your situation. 

They calculate a "net effective" rent that's more appealing to the tenant, basically amortizing the concession over the lifetime of the lease.

I appreciate that, and you're right, any back-of-the-envelope calculation suggests that much of the wealth comes from the equity accumulation, even in the earlier stages of the amortization schedule.

If the bill is $100 a month split between four units, increase it to $120 and charge each tenant $30.How to calculate charges.