Purchase Price: $374,900.00 Purchase Closing Costs: $0.00 Estimated Repair Costs: $0.00 Total Cost of Project: $374,900.00 After Repair Value $374,900.00Vacancy $420.00 (10%) Repairs $210.00 (5%) CapEx $210.00 (5%) Water & Sewer $300.00 (7%) Insurance $200.00 (5%) P&I $1,509.41 (36%) Property Taxes $347.25 (8%) Total $3,196.66 (76%)Monthly Income: $4,200.00Monthly Expenses: $3,196.66Monthly Cash Flow: $1,003.34Pro Forma Cap Rate:    8.04% NOI $30,153.00Total Cash Needed $93,725.00Cash on Cash ROI 12.85% Purchase Cap Rate  8.04%

Even if a conventional Fannie/freddie lender will not finance it, there are always portfolio lenders (who make their own decisions on a case-by-case basis), commercial loans (yes, they can be made on less than five units) and last but CERTAINLY not least, private individuals (a massively underutilized financing source, IMHO)I think your bigger issue might be insurance, rather than financing.  

Below are the models I’ve used (confirmed insurance and taxes with insurance quote and auditor website) at the low and high end of rents.

Can someone give me commercial insurance provider company name?

Some states will also require your Capital Reserves to cover Property Insurance Premiums, for 12 months.

This income will be added to your regualar w2 or business income to determine your total debt to income ratio (DTI) against your debts and monthly mortgage costs.To calculate your net rental income, your total rents collected for the year are added to deductible expenses (taxes,insurance, interest, depreciation).

The toughest part would be insurance and tax rates but those you can get close enough through searching, at least close enough to do some quick number crunching.

We quit what occurred to us as the most stable way to make money and stepped into the unknown.

Of course there are financing, closing costs, taxes, insurance and utilities during your hold period that reduce this to your 'net profit' something less Some would say 70% of ARV is a great deal.

This is mixed use as well as storage would be mixed use.. so check your zoning.. and insurance..