The price/rent/location ratios are hard to beat, and they work.Purchase: $80k-$130kRent: $1200-$1500ROI: Double DigitCash flow: couple hundred/monthAppreciation: Double digit (for past 10 years, will gladly send data)Location: C, B- (suburbs and certain markets)We have over a dozen Fortune 500 companies just in Metro Detroit with huge Healthcare and Auto industries.

What Insurance coverage you need to require of the Pharmacy in the lease (General Liability, Professional Liability, Environmental/Pollution Liability, Business Auto, Workers Comp., Umbrella Liability. 

Since driving is our largest liability, our auto insurer is usually best carrier to get umbrella from.  

If an underlying policy, (ie. auto, home, boat or rental dwelling ...) has its limits exhausted by a covered loss, the umbrella will start paying at that point.  

This slogan merely means you can put down ZERO and the Investment will be NEGATIVE but if you buy it without financing it, you will Cash Flow.You make the Investment Cash Flow.Also, Cash Flow can be a distraction from much bigger problems.Buying a Property that you cash flow in a DEPRECIATING Local Market is a set up for failure.Take Detroit during the decades before it went bankrupt.You may have bought a Cash Flowing property decades before, but the writing on the wall was that Detroit was going to depreciate when the Domestic Auto Industry was a decades long slow train wreck.Detroit, at that time, was 90% dependent on Domestic Auto.There are 2 rules that I follow:1) ALWAYS buy in Appreciating Markets with a horizon of at least 10 years2) You (notice, I said YOU) SHOULD Make the Investment at least break even if not some positive cash flowIf you are in an Appreciating Market, your Cash Flow will grow.For instance, I am in Brooklyn, NY and my first investment was in 1998.My rents went up over 350% (from $1k for a typical 2 Bedroom apt to $3.5k today) over the 26 years.Not only do I cash flow from the Rental Price Appreciation but soon my Mortgage will be paid off by the tenants.The Cash flow will be HUUUGE in about 2 years from now.Many Investors here seem to not understand that Appreciation is BOTH the Investment's Value and the Rental Price Appreciation.

Secondly VRBO does not auto charge tax so I set it to collect 10%.

The deals are put in the CRM with PP/Rehab est/Rent/Tax/ins basic info and there are some auto calcs for other holding costs (you enter timeframe) and financing costs (based on if you are doing HML/PML or cash). 

In Michigan you can purchase Renters Insurance pretty cheap via your auto insurance policy.

We own manufacturing and construction companies, and auto repair shop (major lawsuit attraction, especially in our highly litigious region). 

Where these numbers are found, there is a very high rate of rent actually being paid.A little more about the area:We have over a dozen Fortune 500 companies just in Metro Detroit with huge Healthcare, Auto, and mortgage industry National footprints.