I have a 10 unit mixed-use in a 1 horse town, too.  3/4 of the tenants worked at the same place when I bought it.

It can be difficult to try to build all of the potential costs into the pro-forma especially early in the process without a buildable plan, and to some degree it seems the cart has to go before the horse because you don't want to hire the architects to get you a "for construction" plan if you don't have your muni approvals yet. 

Horse people look for pasture board (horse lives full time on land with shelter) and full board (horse gets a stall, pasture, cleaning, feed, etc).

ok,  I'm sure this horse has been beat to death but I need to know. 

Hi everyone - as they say, slow and steady wins the race and that's the name of the game: SLOW.

Pick a horse here and ride it.    

My name is Wesley Quinn.I Read "Rich Dad Poor Dad" and "The Richest Man in Babylon" in  January 2020 Found BP in the same time and realized I wanted to get out of the rat race. 

You don't want to put the cart before the horse and start looking at properties first. 

If I were to look at a 10% "vacancy" rate and 10% maintenance rate, we'd be just shy of breaking even, which would still be coming out more "ahead" than we currently are) Am I putting the cart before the horse?

Not to beat a old horse, but 13k is alarmingly low.