Fred@Fred Adadjo:Good afternoon: I am sure you could find a prospectus that someone else produced and use it as a template for your narrative.

Capex is based on the property and what it NEEDS to produce.  

A well-managed property produces a much greater return than the average investment property.Buy "Every Landlord's Legal Guide" by NOLO.

Maybe in the 500k - 1M range and build up a track record of producing results and profits.

Planning is key here to determine your estimated income and how much gain or recapture each property may produce.

Where can you find a property that produces a positive return in that scenario?

In appraisal, there are generally 3 approaches to value - sales comparison, income, & cost.sales comparison approach is typically best and most reliable for residential real estate (4 units or less), income approach becomes more reliable for commercial properties (5+ or more residential units), and cost approach is better suited for newer builds, unique, and/or income producing properties.

For flipping you have to be in a viable market that produces such opportunity. 

He assume each unit produces $200 per month cash flow - $9600 per year.   

That is for, if necessary for us to sell our existing home and move to the number one produced, which will be the first "model home".