One even planted a garden which the next tenant maintained when she moved out!

Welcome to BP, under user name is Garden City.  

If you can get it for 390k, you'll have a 4k/month job lined up :)I think I used all your numbers and came up with these:Down Payment $157,500 Remainder of closing costs $7,500.00 Total Due at Signing $165,000 Mortgage Rate 5.00%Length of Mortgage in years 20 (commercial)Monthly Mortgage payment $3,118.29 Taxes $516.00 Sewer and Water $152.00 Trash $76.00 Heat/Utilities $125.00 (This is my big question mark)Legal $41.67 ($500/year for LLC filing fees)Cap Ex and Ops $450.00 (this is $400 + $50 for gardening)Insurance $333.33 Mgmt Fee $950.00 Vacancy $950.00 Total Expenses $6,712.29Total Revenue $9,500.00 Cashflow/month $2,787.71 Cashflow/year $33,452.51 Cash on Cash Return 20.27%

They also have their own separate entrance leading to the garden.

I'm from Pleasant Garden (south of Greensboro).  

Mix a product called DIF  with very hot water in a garden sprayer or, if you have one, an airless paint sprayer.4.  

I spray April & Oct. never see bugs after that.https://www.menards.com/main/outdoors/gardening/animal-insect-controls/home-insect-control/ortho-reg-home-defense-max-reg-ready-to-use-indoor-perimeter-insect-killer-1-33-gallon/0221500-0196910/p-1444453641200-c-14245.htm?

Property details:4 units (1 garden, 3 3brs)No storefront or commercial spacesLocated in ChicagoThanks a million.Will 

I like to ride horses, garden, hike, and make artisan hand crafted soaps.

My wife and I found our perfect country home on acreage outside of Silverton, Oregon (Silver Falls State Park and Oregon Gardens tourism - near Salem and south/southeast of Portland).