I can tell you that you are below a 1% gross rent multiplier on both buildings(maybe your adjusted figures pushed it up slightly) but your basic numbers are a fail.  

She also had a few fleas in her car b/c of all this, so i can't wait for them to multiply.

The negotiated price is also on the high end of value using gross rent multiplier.

Report Total operating expenses:Mortgage expenses:Vacancy:$69.75Repairs:$69.75Insurance:$50.00P&I:$610.29Property Taxes:$208.33 Financial InfoIncome-Expense Ratio (2% Rule):0.87%Total Initial Equity:$36,200.00Gross Rent Multiplier:9.32Debt Coverage Ratio:1.63Analysis Over TimeHide Assumptions/year Expense Increase2%/year Income Increase2%/year Property Value IncreaseYear 1Year 2Year 3Year 4Year 10Year 20Year 30Total Annual Income$16,740.00$17,074.80$17,416.30$17,764.62$20,005.85$24,387.02$29,727.64Total Annual ExpensesOperating ExpensesMortgage Payment$12,097.52$4,774.00$7,323.52$12,097.52$4,774.00$7,323.52$12,097.52$4,774.00$7,323.52$12,097.52$4,774.00$7,323.52$12,097.52$4,774.00$7,323.52$12,097.52$4,774.00$7,323.52$4,774.00$4,774.00—Total Annual Cashflow$4,642.48$4,977.28$5,318.77$5,667.10$7,908.33$12,289.50$24,953.64Cash on Cash ROI13.38%14.34%15.33%16.33%22.79%35.42%71.91%Property Value$164,220.00$167,504.40$170,854.49$174,271.58$196,258.10$239,237.53$291,629.22Equity$41,542.47$47,040.22$52,698.43$58,522.47$97,276.20$179,520.98$291,629.22Loan Balance$122,677.53$120,464.18$118,156.06$115,749.11$98,981.90$59,716.55$0.00Total Profit if Sold$11,484.95$21,959.98$32,936.96$44,428.10$124,899.32$309,608.53$580,436.75Annualized Total Return33.10%27.78%24.92%22.89%16.49%12.16%10.06%

If you got close enough to any of my properties to see things in the backyard without permission, I wouldn't sell to you out of principal because you have no respect for someone else's property, multiply that by 1,000 if I'm living there.

You can roughly determine retail price by multiplying gross rent by a particular number of months.

If I take principle, interest and pmi and multiply that by your 40% number I get 3215.

The sale price was $430,000 ($53,750 Per unit, 7.66 Cap Rate and a Gross Rent Multiplier of 13.04).

The reason I ask is b/c $6,000 isn't enough for the majority of real estate investment opportunities, although you could quickly multiply your investment by wholesaling in your IRA.

Multiply that times 4 properties you have spent $2000 for the warranties (whether you use it or not) and then you have spent $1800 in service calls.