I still have closing costs, title reports, escrow, first and second and sometimes third monthly payment, power bill, water bill, garbage bill and on and on.

Figure in the profit needed, then come back to how much it will cost you to get to that point and now you have a number typicall you are working with.Ok, what is that garbage?

That "due dilly" from the attorneys may unearth a lot of this garbage.

In order to get around these hoops and hurdles - you will probably need to hit up friends and family to loan funds to you at a reasonable interest rate without all of the garbage fees that gets added on through the institutional lenders.

Dont give someone false hope hat YOU are the one buying and then back out with some bs partner approval garbage.

Vacancy: $5700 (10% ... mostly the commercial space I am worried, Section 8 will be lower vacancy .. typically) Water: $2000 Miscellaneous: (Snow Removal, Garbage, Pest, etc.) - $3000 Total Estimated Expense: $36,010 (63% of Rev) Net Income: $20,990 Return-On-Investment: 8.07% Debt Coverage Ratio: 1.39 Rule: 1.82 (I would look to get it bought for $235,000 ... to meet 2% rule.)

Even the garbage man.

Then would do the reverse post Winter and check the condition of the window and door screens as well.The elf would call each tenant to negotiate a good time for the on-site maintenance inspections, set the appointments, and post a legal "Notice to Enter" if necessary.At our 8-plex, once a week, the elf would clean the coin-op laundry room and wipe down the w/d machines, walk the premises to check on the tidiness of the grounds, check on the proper use of our garbage dumpster/recycle bins, and water the flower beds, shrubs and landscaping as needed.I would reserve my time and expertise for business financials, for nurturing the tenant-landlord relationship, and also for tenant move-ins and move-outs: advertising, screening, interviewing, showing, contracting, new tenant orientation, etc.

Zestimate is garbage.  

The flip side of that is that anything that is a good deal that comes out on the MLS, you better be ready to jump that day, because a whole bunch of other investors like me are checking daily for the reasonable stuff with so much garbage pricing out there.