To test my thinking, I created a simple model that projected total cash flow and equity over 5 years if I:Bought a good, cash-flowing MFH now and recession hit in 2019Waited and bought an MFH in 2019 during a recessionWaited and bought an MFH in 2020 during a recessionThe model assumes that a recession results in a 10-20% drop in housing prices which rebound over 1-2 years.

@Matthew Medlock I would suggest at looking at the BRRRR model now for you first home.

An investor is using their money (cost to PM) to buy time (to spend with family, etc.).An employee/worker is using their time to buy money.One of the great models is to be the worker until everything is wonderful (saving lots of money by spearheading those efforts) and then move into the role of investor and only manage the managers.What are your personal goals?

Hi folks,I am developing my universal model in excel for quickly analyzing deals.

I'm more concerned about how much patching to do, water damage, anything funky that a hack re modeler has done, that sort of thing.Again, it depends on my intent, but I wouldn't move to replace windows unless that fit within the scope of my intent.

The idea is interesting to me but I'm not sure if it is still a profitable business model still.

Phil took my version 1 of this spreadsheet and ran with it if you'd like a sample model for a more in-depth analysis:Pro Forma Template - Small Apartments v7You should check out BP more.

Your model sounds exactly like what I did.I had a 60's split level in Murphey Candler.

Our base model will cost 85 a foot all in and sell right at 325k for 2000 sq ft. plus 66k for lot which is our all in cost on the lot. 

Given that the commission percentage model is still the norm, will give you an indication of the success of these endeavors.