They are calculated EACH YEAR, so they fluctuate EACH YEAR depending on how you manage the investment (i.e. value adding, incurring capex for higher revenue, leveraging return with financing, etc).

Markets always fluctuate and no one truly knows when a market will crash. 

So obviously that fluctuates some but it’s always early.  

I feel extremely confident that we are getting the house at $20K under market price because there is a ton of fluctuation right now ( I just bought a separate SFH in Arvada 3 months ago and have been watching diligently daily, if not hourly!)

I have had a tenant in place for almost a year who looked like a bad renter on paper (low credit score, fluctuating income, criminal history, etc) but she turned out to be the dream tenant.

Why did there costs fluctuate so much?

I also know that the markets in Newport fluctuate a ton depending on the seasons because of how "touristy" Newport is!

We'll cut to the chase, here's our dirt.The Facts: Ages 51/44, Married, w/10 yr. old childOne steady income 45KOne low income & fluctuating (self employed only 2 years but growing slowly)Living/ renting in NJ (Very expensive market, 2 family units sell over 500K)Fair amount of debt 37K (Car loan, 2 CC, Medical bills)Just getting by each monthCombined 401K's =  150KMy 401 (100K) can be transferred with no penalty to a self directed IRA (I had opened up last year in hopes of using some cash to invest in RE) We are determined to get into REI however we're probably going to need some creative ways to do it with our current situation.

I have had the best luck from credit unions on numbers, but be aware these numbers do tend to fluctuate more so don't be scared off from a couple high quotes (I was quoted 8% from one credit union and 5.5% from another in one day... a huge swing).

Fully understanding it can fluctuate, I would love to hear expenses ranges for folks who have had this done.