My contractor should have some availability for a couple of weeks or so

Let me back up and tell the full story.A couple months ago we decided to sell our condo and buy a single family home that we can move to, an upgrade if you will.

I came across a couple of properties in Refugio, Texas one with commercial rights.

I'll make a list of expenses I think I will encounter.Purchase - 65000Rent-  650Taxes monthly - 105Insurance monthly- 62Vacancy 5% - 32Repair 5% - 32Mortgage - 278All that puts me at 509 expenses versus 650 rent to be at 141 cash flow monthly.I have calculated the CoCR a couple different ways because I am certain that the house is rent ready now but I also figured it with some rehab expenses just in case I find something.141x12= 16921692/16000(down payment plus closing)= 10.5% CoCR1692/18000(down payment, closing, and 2k rehab) = 9.4%Like I said before 650 seems like the safe route for potential rent.

For the short term (first couple of years), we are okay with the cash flow breaking even.

I have seen that term a couple of times, but not sure what it is. 

I'm hoping for 12-1300 per month there, which would leave me between 10-11%I also have a duplex just south of Carthage a couple blocks off the lake.

We currently have a couple of SFR rentals up here in the WA area (Snohomish County) and are looking to increase our portfolio... but now I'm a bit torn on whether we continue to invest here in WA or if we look to AL now that we will likely be moving there by next summer.Pros and Cons that I've weighed for investing in AL as opposed to WA:Pro -1.) it's cheaper!!

And you can always give someone a rent discount for being your "eyes and ears" on the property, but that shouldn't cost more than a couple hundred bucks a month. reserves of $300/unit counted in expensesReasonable, but not an "expense," (i.e., shouldn't affect NOI/value).

I closed a multi unit multi address deal there couple weeks ago with hard money funding, I can't believe how crappy the deal went, title lady said she'd never closed anything with hard money before, blew my mind.