It will take you some time to learn what is garbage and what is real but generally the lower numbers are distressed sales.

You want in an all age park, you want to be sure that the park allows you to have rentals (some don't), also see what is included ie- water, garbage, lawncare etc....

My dumpster arrived a few days ago and i've had a few issues.In Colorado, garbage services do not want to take construction waste or many other things that you would expect a garbage company to take.

FYIThere is a great product calledback a zapCreated by an exterminatorEnzyme bases, not a perfumeFormulated for dead mice or ratsWhen something dies in crawl space , walls ect.Works well other odors like garbage sites ectAvailable on amazonWorks better than other odor eaters

Anyways, here is my deal:General/Purchase:Address: 48 Beaver St, Worcester MA 01603Units: 3Bed / Bath: 9 / 3List Price: $265,000Closing Costs: $2,500Repairs: $5,000After Repair Value: $271,000Initial Cash Investment: 34,000 (10% down)Monthly Figures:Income:Rent: $3,129 (Listed on Redfin)Expenses:Mortgage: $1,173.28 (30 year, 4.25%)Electric: $58.33 (Redfin listed annual cost + $100 buffer)Water: $60.42 (Redfin listed annual cost + $100 buffer)Sewer: $72.92 (Redfin listed annual cost + $100 buffer)Garbage: $75Insurance: $158.33 (Redfin listed annual cost + $100 buffer)Taxes: $274.08 (Redfin listed annual cost + $100 buffer)Other (Redfin listed annual cost + $100 buffer): $100Vacancy: $187.74 (6% of rent)Repairs: $250.32 (8% of rent)CapEx: $250.32 (8% of rent)Property Management: $312.90 (10% of rent)Total Expenses: $2,973.64Monthly Cash Flow:Income – Expenses = $155.36Future Assumptions:Annual Income Growth: 1.5%Annual Property Value Growth: 1.25%Annual Expenses Growth: 1.5% Description YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 Annual Income $ 37,548.00 $ 38,111.22 $ 38,682.89 $ 39,263.13 $ 39,852.08 Annual Expenses $ 35,683.68 $ 36,007.75 $ 36,336.67 $ 36,670.53 $ 37,009.40 --Operating Expenses $ 21,604.36 $ 21,928.43 $ 22,257.35 $ 22,591.21 $ 22,930.08 --Mortgage Payment $ 14,079.32 $ 14,079.32 $ 14,079.32 $ 14,079.32 $ 14,079.32 Annual Cash Flow $ 1,864.32 $ 2,103.47 $ 2,346.22 $ 2,592.60 $ 2,842.68 Cash on Cash ROI 5.48% 6.19% 6.90% 7.63% 8.36% Net Operating Income $ 15,943.64 $ 16,182.79 $ 16,425.54 $ 16,671.92 $ 16,922.00 Cap Rate 6.02% 6.11% 6.20% 6.29% 6.39% Property Value $ 274,387.50 $ 277,817.34 $ 281,290.06 $ 284,806.19 $ 288,366.26 Total Cash Flow $ 1,864.32 $ 3,967.80 $ 6,314.01 $ 8,906.61 $ 11,749.29 Beginning Loan Balance $ 238,500.00 $ 234,556.93 $ 230,446.28 $ 226,160.93 $ 221,693.45 Ending Loan Balance $ 234,556.93 $ 230,446.28 $ 226,160.93 $ 221,693.45 $ 217,036.10 Equity $ 39,830.57 $ 43,427.99 $ 47,075.41 $ 50,773.67 $ 54,523.61 Total Profit if Sold $ (6,024.49) $ 3,447.99 $ 13,378.64 $ 23,779.04 $ 34,661.14 Annual ROI if Sold -17.72% 4.95% 11.70% 14.18% 15.09%Key Figures:Monthly CF: $155.36Annual CF: $1,864.321st Year Cash on Cash Return: 5.48%Annual ROI if sold after 5 years: 15.09%Adjusted Key Figures:If 20% down instead of 10% …Monthly CF: $285.72Annual CF: $3,428.691st Year Cash on Cash Return: 5.67%Annual ROI if sold after 5 years: 10.70%If $240,000 is the purchase price instead of $265,000 (ARV = $246,000)…Monthly CF: $266.05Annual CF: $3,192.561st Year Cash on Cash Return: 10.14%Annual ROI if sold after 5 years: 17.49%If Property Value Growth is 2.5% instead of 1.25%…Monthly CF: $155.36Annual CF: $1,864.321st Year Cash on Cash Return: 5.48%Annual ROI if sold after 5 years: 20.39%If Property Value Growth is 0.0% instead of 1.25%…Monthly CF: $155.36Annual CF: $1,864.321st Year Cash on Cash Return: 5.48%Annual ROI if sold after 5 years: 8.94%

Also the increased water and garbage fees, taxes eat into your cashflow as a multi-unit investor.

If you are a seller, you want a good lender to vet out buyer offers and their pre approval letters which could be total garbage.

Six months or so is what it'll take to un-learn you of all that garbage you are studying now, and until then you are a time sink.

I can assure you, the contracts are going to be garbage, eye wash and marketing ploys, you can't circumvent uniform contract law, laws of agency, intent and ability to perform as a wholesaler as the gurus teach it! 

Some I have found very helpful, and I find that if I sift through the garbage I can usually find a gem of thought from most every program, in order to formulate my own that works for me.