For instance, in parts of Jersey City where there is some crime, you will get a 12% ROI on pro forma and I am seeing a lot of ACTUAL double digit ROI's in reviewing my clients year over year statements.

@William Robison   thank you for a reality check on the reality of certain tenant demands and what you will and won't do form a professional that is in the trenchs daily. anyone considering buying rentals should have someone like William give them a second opinon other than just listening to who is selling the property to you.. a good PM is worth their weight.

I'll be making a lot of offers.I don't think that we want to form a new joint entity yet.

I have a few properties in one LLC and am in the process of purchasing an 8 unit also in it. Looking for other properties as well.
Just wondering what would be a good way to figure out if a new property needs a new e...

Do a search for MA or Massachusetts in the forums and you'll find a bunch.

Here are my calculations using the BP analysis tool if we buy them as a package:Monthly Income: $2,795.00Monthly Expenses: $2,222.31Monthly Cash Flow: $572.69Pro Forma Cap Rate: 10.36% NOI: $13,983.00Total Cash Needed: $41,250.00Cash on Cash ROI: 16.66%Purchase Cap Rate: 11.19%Gross Rent Mult: 3.732% rule: 2.07Debt coverage ratio: 1.97Total monthly cashflow using the 50% rule: $804.94Here's one of my many questions: I entered 10% of gross monthly rents as expenses for both CapEx and repairs.

I do not currently know any contractors but I could send around documents with the scope of the work I need done to companies and see what kinds of quotes I can get and then try to form a relationship that way.

Do not go off the broker's pro forma - 9/10 it is garbage!

I use a "notice of ministerial acts" form, a "notice of no agency relationship" form and a "disclosure of licensee status" form when presenting offers off market. 

If I see Cincinnati Coin machines when I'm showing a property to a client, I tell them to project $0 laundry income for their pro forma, and just be pleasantly surprised if the arrangement with Cincinnati Coin works out in their favor.