@Kyler Cook 20K in not that much in this business and will probably buy you a high(er) risk double.

This will not be Cooke cutter corporate facility. 

Also, some of my tenants don't really cook either. :)Many to all of my contractors say I do too much and renters don't care. 

They should be able to bring you deals with a little more meat on the bone!

In my area (Raleigh, NC) for a duplex, my lender is requesting 5% down payment and 6 months of reserves equaling PITI, which would leave me at $0 in savings.

I have had 3 real estate agents comp me at a selling point at 320k for the home.

Look forward to learning from you and hopefully you can learn something from me at some point in the future.

They keep the house very clean, do all the yard work, make repairs for free, and even cook dinner for us every other week.

I realize MFR is a competitive space and we may be required to "pay the seller for work they haven't done" by paying a premium over the valuation based purely on the T-12, but there still needs to be "meat on the bone" for our strategy of eventually recapturing our capital after repositioning.Thanks in advance.

The Asset Manager at the time actually called me at half jokingly ask me if I was going to close this time around