Mike Waltman, I am using traditional financing. 10% down. as far as cap ex, and vacancy go, I'm not sure how to calculate them.

If I did, awesome, I am glad to be sharing that I am using the strategy and helping others use similar tricks in their future endeavors.More to come on Willington, Tolland County 4 family

I looked at a couple properties in East Boston earlier this week and the market is so different that what I am used to looking at.

The inside condition of the properties I am using as comps are of equal or lesser value to mine as well (my realtor sent me the closed listings so I was able to see the inside as well). 

Properties don't move very often here, so I find it amusing they don't want to show any properties.

I am using a 5% vacancy rate (high-conservative?)

I have no problem with deligating the work to subordinates, I am used to just controlling the bigger picture, I have done research on various avenues in residential clients, so far development side is what interests me, then second is restoration.Maybe we could work together, I have the crews to self perform they are available per job or per hour, maybe it is much cheaper for me to do a JV rather than me getting the franchise.

I am using a mentor at the moment who is really pulling me through the process. 

Nicholas, I own a 200+ unit deal in Dallas and happy with my management company I am using.

Purchasing at asking price would mean PITI would be less than half of the high end range I can get for rent, from my research this is very hard to find in Jersey (Jersey taxes are high).I did not do much research for the agent I am using, (in fact the agent I called sent his partner to show me the properties), I merely am using them to show me the properties I found.