In Fayetteville, NC That is great but seems EXTREMELY optimistic trending towards unrealistic.

Property management: $70/mo/unit or 10% of gross rent (don't know if they charge you half or full of first month rent)Utility expenses: say average $100/mo/unit (Based on my experience)Repairs & maintenance: say $70/mo/unitCap-ex: say $70/mo/unitVacancy: let's be optimistic and say 5% or $35/mo/unitInsurance: say $35/mo/unitProperty taxes: say 1.2% or %70/mo/unitYour monthly expenses are about 65%.

Building - 4-plex1-bedrooms, 750ftLaundry in basement (not coin op)Storage in basementParkingAsking price: $38995025% down: $97487.50Amount financed: $292,462.50At 4.5% interest rate, mortgage payment would be: $1481/moCurrent rents: $650/unitBased on market, could potentially move to $750-800/unit with some updatingUsing $750 (to be optimistic) - $3000/mo in incomeProperty management @10%: $300Leasing fees: 1 mos rent: $3000/yr or $250/mo (if all the units needed to be leased during a year @ 1 mos rent per)Capex reserve @10%: $300/moMaintenance/repairs @5%: 150/moVacancy @5%: $150/moProperty taxes: $452.83/moElectricity (for basement, laundry): estimating $100/moWSG (currently landlords responsibility): $320/mo (estimated based on Tacoma's pricing)Insurance: $70/moTotal monthly expenses: $2092.83$3000 (income) - $1481 (mortgage) - $2092.83 (expenses) = -572.83/moAm I being too conservative in my numbers?

So, obviously 90% is a more optimistic view ;-)Heck, I know someone that for 10 years has attended every seminar and subgroup in Atlanta and calls herself an investor, but she's never done a deal .

Now it's January 2024, I am 30 years old, and I am so optimistic to see what is coming.

I feel many "investors" have ignored common sense and purchased properties hoping appreciation will pry them upward and they may be hurting if there's no positive cash flow or their "cash flow" was built on overly optimistic data.

It's not a bad thing to be optimistic but at the same time be aware of what could happen.

Everyone is very optimistic and lots of people in my generation are looking to move downtown.Can you imagine what brush park is going to look like in ten years?

I was cautiously optimistic that the deal was actually going to go through. 

I hate to burst your optimistic bubble, but boom times are not just around the corner.