I started my domain over 10 years ago when people first started going online trying to buy fixer upper houses.

It's just old mom and pop owners, many do not even list the rentals online. 

Microsoft Excel, and most budget or free online bookkeeping isn't going to cut it in this situation.For the rental properties you own directly, I often tell clients and prospects that a P&L in Microsoft Excel is just fine and a balance sheet is not necessary for tax purposes. 

We use DealCheck to underwrite deals and QuickBooks Online for everything related to accounting and numbers.

Hi @Joy McQueary - you can find a breakdown of rental rate increases by state online, and here's where to find a list of the hottest multi-family markets.

I'm perusing through some online listings for multifamily in my area.

Thank for your help Connect with a great property manager or use one of the free online tools to estimate rents.

For something more robust, tools like Excel or online calculators from financial planning sites might better suit your needs.Your ROI Formula:ROI = (Net Cash Flow ÷ Total Out-of-Pocket Investment) × 100For your scenario:Net Cash Flow = Annual Rental Income - (Mortgage Payment + 401k Loan Payment + Other Expenses)Total Out-of-Pocket Investment = $40,000 cash + $50,000 loan payments over 5 years.I came across a piece in Bloomberg recently discussing creative financing, and they touched on ROI calculations for multiple loans.Personal anecdote: A buddy of mine leveraged a 401k loan for a fourplex.

You’re online listing doesn’t need to be a comprehensive photo shoot of every single nook and cranny of your home  

Combined that can cost $50k+ which they may not want to pay nor their is the possibility they would not they pass the DD report.Nothing wrong with raising money in this fashion (FB or online ads), many do it and are great sponsors.