I can't verify your numbers but you estimate $328 cash flow which comes to $55 per unit.

I think around $3k is usually a decent estimate to go with.

First, I think it's important to consider that New Haven is a MUCH smaller metropolitan area relative to students than Boston/Cambridge/Somerville. 

I contacted a local agent to verify the individual estimated value of the homes.

In my area, I just use a $7k estimation for the closing costs.

Assuming I can refinance to a 30 year fixed loan here are my numbers.ARV = $270,00070% LTV = $189,000DEBT:Debt Constant of 4.8% loan ($189,000) = 6.3%Monthly P&I @ 6.3% = ($11,907 / 12 = $992)EXPENSES:Less Vacancy & Collection @ 10% = $285Property Taxes (Monthly) = ($1,405 / 12 = $117)Insurance (Rough Estimate) = $1,200 / 12 = $100)CAPEX @ 12% Gross Rent = $342Maintenance @ 12% Gross Rent = $342Water/Sewage = $200Lawn Care = $125Property Management @ 10% Gross Rent = $285TOTAL MONTHLY EXPENSES = $1,796DEBT + EXPENSES = $2,788Cash Flow = $62My goal is to cash flow $100 per a door but this market is getting tougher and tougher to find deals. 

You can stay sub-$1M in Dorchester, Mattapan and Roxbury - the toughest areas in Boston.In Cambridge, $1.3M will get you a duplex. 

See a sample Uniform Residential Loan Application used in Illinois.Within 3 days, the lender sends a “Good Faith Estimate,” or GFE, to the buyer that is a breakdown of estimated closing costs.

A three bedroom duplex which has caused us continual headaches with squatters and is supposedly finally empty waiting for a renovation estimate.

The $100k condo has estimate yearly property tax of only $400 per year