I'm aware that 4 months is probably not enough time to signal consistent rental revenue for a potential investor to justify a multiplier, however I still wanted to evaluate the possibility and seeing if I could sell it.  

I have also been working with a turnkey provider that offers 1% a month rent multiplier and he runs a backlog given the demand.As long as the economy stays strong and we don’t end up in a land war in Asia or a trade war, I see the housing market continuing, but at a slower pace.

While prices of investment properties should be based off of the actual rents received, or arguably the market rents expected, you will notice that properties with fewer units will be based more on comps than cap rates or rent multipliers.

The multiplier of 16 versus 4, will get you better cashflow. 

I also think of a multi family unit as having a multiplier or things to go wrong, two water heaters, two sets of people to chase for rents etc.

If the ARV is $290k, then I would multiply that by 0.8, or $232,000. 

Multiply  the ARV times 75% to get your possible loan amount.  

Hi Mark,If you know how to multiply the GRM and CAP rate, you can use those metrics to see what price you need to get in order to get your desired GRM and CAP rates.

TAX values are all over the place...sometimes too high, sometimes too low, but the best way for analysis is to use either list price or what you expect to pay and multiply by the tax rate. 

Looking at the numbers CAPEX and repairs add a huge amount to the monthly expenses.For instance, this third deal:Monthly Income: $1,100Monthly Expenses $1,134.14Monthly Cashflow: -$34.14Pro Forma Cap: 5.22%NOI: $5,215Total Cash Needed: $11,050Cash on Cash ROI: -3.71%Purchase Cap Rate: $5.73Sale Price: $91,000Closing Costs: $2,500Renovation Costs: $4,550 (5%)TOTAL PROJECT COSTS: $98,050Down Payment: $4,550 (5%)Loan Amount: $87,314.5Loan Points: $864.5 (1%)Amortized: 30 yearsInterest Rate: 5%P&I: 468.72Total Cash Needed: $11,050Property Taxes: $2,184/yr2% Rule: 1.13%Initial Equity: $12,685.50Gross Rent Multiplier: 6.89Debt Coverage Ratio: 0.93Expense Increase: 4%/yrIncome Increase: 5%/yrProperty Value Increase: 4%/yrCash on Cash ROI: YR1 (-3.71%) YR2 (-0.63%) YR5 (2.64%) YR10 (9.76%) YR15 (31.56%)Annualized Total Return: YR1 (2.48%) YR2 (22.27%) YR5 (26.37%) YR10 (26.47%) YR15 (22.20%)Total Profit if sold: YR1 ($274) YR2 ($5,469) YR5 ($11,251) YR10 ($24,701) YR15 ($70,982)Expenses:HOA: $82Insurance: $66Taxes: $182MTG: $468.72 (@5%)TOTAL: $798.72Vacancy: $110 (10%)CAPEX: $190/mo (~2.5%)Repairs & Maint: $380/mo (5%)TOTAL EXPENSES: $1,478.72These expenses are different than the $1,134.14 mentioned early on.