Per this NY Times article, the average American knows around 600 people.https://www.nytimes.com/2013/02/19/science/the-average-american-knows-how-many-people.html#:~:text=The%20average%20American%20knows%20about,do%20you%20know%20named%20Kevin%3FPer the US Census Bureau, the average American moves 11.7 time in their life, which based upon an approximate lifespan of 84 years, works out to be about every 7 years.https://www.census.gov/topics/population/migration/guidance/calculating-migration-expectancy.html#:~:text=Using%202007%20ACS%20data%2C%20it,one%20move%20per%20single%20yearSo, if the average American knows 600 people and they each move about every 7 years, that means that the average American knows around 85 people that move in any given year.How many of those moves do you want to be involved in?

So, as long as you're buying at least 25% below retail values (that's after the property has been repaired, you should have not more than 25% below retail invested in it), you are pretty safe over the long term on most anything you hold.If this was an exact science with exact answers, however, everyone would be doing it and no one would lose money!

since that total expense number is fictional, the remaining numbers that derive from the expenses are also fiction (NOI and Cap).

You've got it down to science Rick L. an ounce of prevention is worth a pound of cure when dealing with tenants

They are usually prepared by the same folks who create the fictions I run across over and over again; and2.

This is the true science and art of investing in anything.

It's way more of an art than science to value multifamily at least in the submarket I play in. 

I have a few books ordered from Amazon, (namely Never Split The Difference  by Chris Voss, Millionaire Real Estate Agent by Gary Keller, The Book on Investing in Real Estate with No and Low Money Down by the one and only Brandon Turner , and also Make It Stick- The Science of Successful Learning by Peter C Roediger and Henry L McDaniel) I'm looking forward to these books.

Here's a comparison of the profit you will make on a $200K house (ARV) that you buy for $120K and you put $30K of repairs into it - fix-n-flip vs. lease options.Step 3: Look for DEALS Using My Science of Finding DealsI started a post more than 6 months ago entitled "The Science of Finding Deals".

It's not rocket science.