Gotta know what sub markets can do that though. 

You take the div to pay on margin %, your sub 6%. 

After thirty years of flipping houses I can tell you that the second you trust the subs completely, things go wrong.

For the water metering- are you doing a sub meter like PUBS or are you putting in direct meters for every home?

@Lorraine HaddenThere is no way to predict for sure since we don't know the future, but the chances of sub-3% mortgage rates happening again anytime soon is not very likely.

The lender will be looking for close to that amount.This is not a sub to deal at all.

Affordable housing is RED-hot at this time, especially if it's decent 3br+ housing sub $2k.   

Over the past 20 years, the insurance market has a whole has been pretty soft, with a few flashes of hardening (after 911, and after the sub-prime issues of 2008), but nothing like what we're experiencing right now. 

The customer service/property management hasn't been as proactive as I thought it would be.

No, it wasn't a home run deal, I didn't get it sub to (interest rate was 7.625% PLUS MI).