I know that sounds ambiguous, but that's what I'd like to get some perspective on - YOUR perspective.When I factor in 5% vacancy, 10% maintenance, 175-200 cap ex, 11% property management, 75 lawn service, 150-250 for utilities (water, sewer, garbage seem to be the norm here), plus the fact that I'm looking to get in with a 5% down payment...well, most of the calculations end up in the negative. 

Do you have to pay for garbage?

This is how trashy landlords roll there-Garbage for big dollars 1317 Brentwood Dr East Stroudsburg, Pa I live 35 mins from the Poconos and wouldn’t invest $5 there..

Thanks for the reply, but actually your math wasn't correct 'cause After all my out of pocket expenses -- water,garbage,property tax, insurance.. etc, I am positive...I did get lower than 6.5% and yes, it is a 30 year not an ARM.This is before raising rent up to market value -- $550/600 per month.

Garbage in - garbage out!

This is complete garbage.

Won't hurt.You also missed a couple things: You'll most likely be paying for the water and the sewer, garbage as that's typical for around here.

The water/sewer,  garbage and property tax expenses look very high to me.

Is it wise to place a dishwasher and garbage disposal in each unit of a forty-four unit property in order to generate larger rents and higher property value?

If their mail is in the garbage bags, it is easy enough for the city to find out who did it.