I'm into health and wellness so I send my attorney, his assistant and folks in the city halls where I do business fruit arrangements via EdibleArrangements.com - They love it and it keeps the pounds off :)

. = $825,000That comes out to a 10 cap.Since you have no income at 100% vacancy, you have to buy buy the pound and not off the income since there is none.I would not pay more than 50% as the absolute max, thus $412,500 and would probably offer something along the lines of $350k ALL CASH since it also requires $60k in deferred maintenance.

Maybe put an offer of a pound of local honey into the description.

Instead, make sure your motivated seller messaging is DIALED IN and just POUND on your target list(s) every month.If a seller has a decent house and is not really motivated, they would be BETTER OFF selling via a broker & the MLS.

Straightforward message that offer to help with problem that they either cannot solve or wish others to do for them.Recipients get pounded with mail now (just like absentee owners) and are desensitized to most letters, especially the "I want to buy your house for cash" crap.

All of these allows you to get back your initial cost (or more if you prefer to structure it that way).Regarding delayed financing, I've found it to be still undesirable unconventional, but it works for a lot of works. 

Thats what you want to be wary of.4) If a HML wants more than $500 up front to "weed out the tire kickers" and you don't know them from adam, tell them to pound sand and you need to move on.

Tell them to pound sand and get a different plumber.

I think once you add those expenses your Cap rate will decrease to an undesirable level.

Many pound their fists and say LLC no matter what, especially attorneys.