So, I've been in search of my first multi-family and think I uncovered a gem, but I'm still new at running all the numbers so I was hoping to get more experienced eyes to take a look and see if I'm way off base, missing something, or if maybe I did find a genuinely good deal.Here are the main details:2,400 sq/ft brick duplex, 2b/1bath each unit, fully renovated, new hardwood throughout, tenants pay utilities, etc.List price: $79,900Expected purchase price: $72,000Initial investment:25% down: $18,000Closing costs, inspection, etc.: $3,000Improvements/Appliances: $5,000Total cash outlay: $26,000Annual expenses:Property taxes: $750Insurance: $700Annual maintenance: $500Advertising: $100Property management: $1540Mortgage: $3,28310% vacancy: $1400Rents:Going rents in the area for similar properties of this square footage in the neighborhood range from around $700-$950/month.

Brokers alone are not “the market”, and apartment wholesalers pursuing their enlightened self interest will always uncover deals and be able to apply win/win solutions in a way that fiduciaries, like brokers, can't.There are plenty of apartment deals waiting for an apartment wholesaler to come and make market for it.

The only time I would ever go back and offer less is if I uncovered defects I was unaware of during an inspection period in my contract.

Make no mistake, it's a job, but if you can network with buyers and uncover deals it can be a very lucrative endeavor. 

One of the reasons I love STR's is the chance to blend your lifestyle and investing goals.

Zack Karp recently made the following comment on a BiggerPockets forum, "Conventional is better than FHA if you have a 680+ credit score, as the blended rate and PMI cost is lower."

Uncovered junk could cause several problems including becoming a fire hazard.

I expect that the title company will uncover that information prior to closing.  

I learned from travelling the world, which applies in neighborhoods around the world, no matter where you go, don't look like you have too much money, blend in and don't be flashy and flamboyant in those areas.

Re: fourplexes, are these some of the new developments w/Vistancia or another opportunity you uncovered?