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The realtor must have just figured out Snapchat filters judging by the quality. 

A deal is simply buying a property for less than market value, ie below retail.

Below is what I can come up with.Assumption Notes:Tax: 1.1%Insurance: $300 per month.Vacancy: 5%Maintenance: 10%Management: 10%Break Even at $18,500 per month in revenue. 

Below is the current coverage.  

I am looking to convert that into full time rental property and also I want to void paying the Capital Gains Tax (500K for Married filing jointly), I have considerable equity in the home, I don't want to sell the property to others now and want to hold it for few more years.From the Article below by @Brandon Hall, I see that I can sell this SFH to an LLC I own.

For example (try  not to repeat the items listed below):- Laundry room or add washer/dryer in each unit- New roof- Individually meter each unit electric/water- Add small park- Update curb appeal to include paint.- Add small workout gym to leasing office- Update pool area with pavers and outdoor furniture-- List yours below --

Also, on the 2nd photo (see photo below), there are some sort of "meter" connecting to the hot water pipes.

@Hadar Orkibi the current one is doing a decent job. i feel rents are way below market rates for now and i dint feel she would help me get a correct bump when the leases are due to renew.i feel like i should put a new PM in place (better rates, better services on paper at least). if this doesnt go well for the next few months.. il go back to the one currently in place.

I was curious to know if you can apply the same strategy when you initially purchase the property if you purchase below appraisal.