He sent me a pro forma for an already sold duplex:

Are these from the sellers pro forma or actuals?  

My goal is to quit my 9-5, which I been at 10 yrs and create a six figure income thus I can focus on my desires to form a construction business.

Monthly Income:$2,300.00 Monthly Expenses:$2,289.26 Monthly Cashflow:$10.74 Pro Forma Cap Rate:3.61% NOI:$5,960.00 Total Cash Needed:$46,753.91 Cash on Cash ROI:0.28% Purchase Cap Rate:4.26% Total operating expenses:Mortgage expenses:Vacancy:$115.00Repairs:$115.00CapEx:$230.00Water & Sewer:$20.00Insurance:$100.00Management:$230.00P&I:$485.92Property Taxes:$483.33Misc:$510.00

If borrowing funds form a third-party would cost more than that may be a good option.

Hello, I'm Paula and I've been interested in real estate for quite some time now and I'm ready to make that next step.Throughout my research, I did not come across any information suggesting whether or not a real estate investor should form a business entity, such as a LLC or a S-corp. 

This is do to the algorithms they use and while I understand this form a business standpoint, human intervention and logic is sometimes needed to deliver the most accurate information.  

Marcia Maynard our drilled is across the street form a LDS church..

Purchase Price: $374,900.00 Purchase Closing Costs: $0.00 Estimated Repair Costs: $0.00 Total Cost of Project: $374,900.00 After Repair Value $374,900.00Vacancy $420.00 (10%) Repairs $210.00 (5%) CapEx $210.00 (5%) Water & Sewer $300.00 (7%) Insurance $200.00 (5%) P&I $1,509.41 (36%) Property Taxes $347.25 (8%) Total $3,196.66 (76%)Monthly Income: $4,200.00Monthly Expenses: $3,196.66Monthly Cash Flow: $1,003.34Pro Forma Cap Rate:    8.04% NOI $30,153.00Total Cash Needed $93,725.00Cash on Cash ROI 12.85% Purchase Cap Rate  8.04%

There will typically be a full marketing package with financial actuals and pro-forma that brokers will send you on request.For smaller deals you're typically working with less sophisticated sellers and may get a rent roll, but I don't usually expect a full P&L report (nor do I trust the ones I do get) before I get into due diligence.