@Elizabethcolegrove @Elizabeth colegrove I like your style of investing.

Use the internet to find recent sales of homes similar in square footage, style, age, and condition to the one you are buying within the same neighborhood.

Are you willing to teach and educate?

Small world, teaching in the R-12!

Then, when I used the subdivision as my only area for comps (I had to go back to a year to find enough) then I saw that this specific neighborhood has a completely different style and price of house.

The rent is less than a furnished apartment and they want the apartment to reflect their personal style personality. 

Maybe they teach that, in their schools.

Has transactional funding source that they are willing to share and teach about the process.3.

Here are the numbers:Asking Price $495,000(they had it listed at 399 about a year and a half ago)Year Built: 1995(10) 2/1 units, 1100 sq ft townhouse style with laundry in attached shed, very poor design on laundry in unheated space)$6175 Gross monthly rent (9 units@625, 1 @ 550)$74100 Gross Annual$6272 Taxes$1900 Insurance$7410 Property Manager (figuring 10%)$950 Garbage$4968 Water/Sewer$7410 Maintenance and repairs (figuring 10%)$1200 Snow/Lawn$7410 Vacancy (figuring 10%)$37520 Total Annual Expenses$36,580 Net Operating IncomeThinking we could get it around $425,000 so 8.6% cap rateI know I need to factor in the loan/closing costs, I'm in the initial phases of finding out what that would be.

Its a rental, and def. very old colonial style.