I will be individually metering these ( water) as current tenants when they get pissed just let the water run.. this was also owned my the family that started it.. the lady is elderly and totally burnt out.. by the time I come into the picture its a run down Piece of garbage.. but its got income... 1 house 3 apartments 14 spaces brining in about 5k a month.

We pay the water and garbage on our first 2 duplexes but the heat and electric are all seperatley metered.  

ABOUT ME: my name is Justin and I live outside of Rochester NY (home of the garbage plate lol), I'm 23 years old and I'm looking to get into the the game young!

Here's how I calculate cash flow: Cash Flow, as I calculate it, is the Monthly Revenue minus ERMVITC.Monthly Revenue – ERMVITC = Cash FlowExpenses (General): these include utilities, garbage, mortgage, property management fees, etc.

Expenses: Electricity: (Tenant will pay)Gas: (Tenant will payWater and Sewer: (Not sure what the laws are for Albany but will be billed to the tenant if possible)Garbage: $180 per unit / 12 months = $15 x 3 units = $45 per monthHazard Insurance: $41.67 Mortgage Insurance: $64.66Property Taxes up to $5,000 annually: $416.67Property Management (Will be managed myself but will still account for it): $150Maintenance and Repairs (5% of monthly income) : $150Lawn/Snow Removal (Without property management): $50Total Expenses: $918.00Operating Expense Percentage = 36.7%Other Expenses:Principal and Interest: $433.81Capex: $300Total Other Expenses: $733.81Note: I ran the numbers like the house was a 3 unit but it is a 4 unit.

A lot of folks see cheap purchase prices in some midwestern cities with high rents and jump at them, only to find it being completely eaten up by disproportionately high taxes or owner paid utilities (sewer/water/garbage varies quite a bit from city to city). 

You are kinda late to the dance @Gabriel Cardus, retail Junior NPL has dried up, and with hundreds and hundreds of people educated by gurus who are willing to overpay for the garbage that is on the street means the competition is fierce for what is out there.

The first year hoa fee was 219$, included lawn service garbage and internet.

I was bored and just riding around town one evening and saw an abandoned house in the middle of a nice neighborhood (boarded up, grass overgrown, residue from flames, garbage, busted window, etc.). 

The sewer/garbage/snow removal is estimated at $140 per month on each property.