Pretty easy to get a $6,000 to $10,000+ sewer dig up and replace cost if it's a perfect wide-open area.

If I can make a suggestion...Yes with 3 points you might be able to get into the 6's - but let me give a quick example:Let's say loan amount is $250k and making some other assumptions, paying 3 points down would cost $7,500 however that might only save $195/mo. 

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

If any damage arises from her negligence she will be getting the bills for damages, plus costs of collecting which you bill as well as your attorney in addition to the termination of her lease.

The ability to do cost segregation and bonus depreciation3.

From there it is really just a matter of determining comps, cost to rehab a property, and your timeline.I have helped several investors flip their first home in Austin and learn how to do it effectively.

If you get cat urine in the house, it can cost you 10x the pet fee to mitigate the odor.

-Management is low - you'll need at least 10% plus leasing costs - typically a month's rent for each lease-up, and sometimes a renewal fee as well-Insurance seems low-Are taxes accurate? 

Vacancy hurts a bit more, but the biggest issue with renting out large homes is turnover cost.

It was a huge investment, but it cut the electricity cost by the full 2K per/mo all summer.