There's a couple of AZ & NV towns in there, but their growth may eventually be hampered by water usage...

I studied a lot of negotiating tactics for a while and to see them in actual usage is always fun.

The "sex offender" craze has a lot of people on the list for some inappropriate but hardly child threatening offenses.

Therefore this is an expense to you unless you can raise your rents about $50/mo (depends on tenant water usage obviously). - Bottom line, I think you're paying too much for the property.

I got it for my personal usage.

It's just the behaviour one has, if one shows up with a very expensive car and want's them to see it (to show off), then that would be very inappropriate. 

It works both ways.If you had a bad experience with contractors, well it was probably your own fault by not being upfront with scope of work, payment terms, how change orders are handled, or trying to use the absolute cheapest price you could to maximize your profit.agree to disagree. i have dealt with contractors of all varieties (big companies, small individuals, licensed, not licensed, expensive, cheap, know it alls, wants me teach them how to do things) and only a couple universal truths have emerged in that time. 1. the construction materials are identical between all of them 2. they all need constant babysitting or something will be done in an inappropriate manner.

Did not turn on the heat, so there was no gas usage.

County assessments are not market value and the current one is from a valuation date up to 24 months old.All your cap rate calculations are incorrect an inappropriate for a 4plex.2400 rents x 12 ÷ 140,000 = 4.9 GRM which is generically low.  

@Lee Ripma be sure to run your own numbers and factor in appropriate holdbacks.