Maybe now the owners can get the amount they wanted 2 years ago and they'll still be open to selling.I make those suggestions because I've been on a large number of wholesaler lists here in Chicago and the vast vast majority are complete garbage, like properties that are on the MLS for less and/or pending, are currently listed, extremely bloated ARVs, etc.

If you're talking about existing commercial space, LLCs, etc, these guys throw letters in the garbage.

People buy them when they have money to throw in the garbage and don't care because friends live there.

Thankfully we had about the best renter you could imagine starting out, and I was able to handle all maintenance with minimal fuss and expense (i.e, toilet tank fix & garbage disposal).

It'd be a real shame to sacrifice your lifestyle for some out of state garbage.

. $180,000Cash Needed: $65,000-$70,000Loan Amount: $200,000Loan Period: 30 years (If I can I might go for lower, if my current job could support quicker loan pay down)Loan interest rate: 3.5%Monthly Mortgage: $870Rent: Three Units $1000 each, so $3000Taxes: $300Insurance: $90Vacancy: $150Repairs: $150Cap-ex: $150Water/Sewer/Garbage/Gas/Snow Removal/Lawn/Electricity/Cable: Tenant paysProperty Manager: $300Total Expenses: $2,010Cash Flow: $990CoCROI: 16.9%Does this seem reasonable?

This gives your effective gross revenue.Next are all your operating expenses (utilities, taxes, garbage, snow removal, maintenance allowance (10%), management allowance (this pays you: 7 - 10%), etc.)A little subtraction and we have the Net Operating Income.Now you have debt service {mortgage(s)} your capital expenditure reserve (8 -10% of effective gross revenue) and {income} taxes which must come from your NOI.Whatever is left goes into the kid's education funds ;-)[Note:  I missed the been a 7-yr {live-in} landlord before I typed the above ... most of it you undoubtedly have mastered.  

There is this weird idea that since he put some solid-gold stuff out there, that everything he ever does and says will equally be solid gold. no, actually it's been various degrees of garbage, it really has. 

.—(1) A landlord of any dwelling unit governed by this part shall not cause, directly or indirectly, the termination or interruption of any utility service furnished the tenant, including, but not limited to, water, heat, light, electricity, gas, elevator, garbage collection, or refrigeration, whether or not the utility service is under the control of, or payment is made by, the landlord.It also says tenant can sue for 3 months' rent and attorney fees, or something similar.  

We get $450/mo from the single family and we will get $1850/mo from the 4plex (after water and garbage are paid).