@John Thedford  this is one of the main stumbling blocks for borrowers who think points and rates need to move exponentially down with the size of the loan.so when a lender advertises 2 and 12 lets say.  2 points on 400k is 8k  you can make money doing that2 points on 30k tiny loan is 600....

It seems like an amazing deal -- so I want to run it by you all in case I'm missing something.Property DetailsListed on MLS for $185k; on market for 249 days5-units: 1 efficiency, 3 1-bedrooms, 1 2-bedroomAll units currently leased to students through Aug. 20173 blocks from local 4-year university that ranks top 15 in the stateRoof <2 years old; all furnaces <10 years oldAnnualized Net Operating IncomeRent: $32kVacancy: 3% or $1kProperty mgmt: 10% or $3.2kTaxes: $6.4k Water + other utilities: $2.3kInsurance: $1.2kMaintenance: $1.5kNOI: $16.4kFinancingI'm hoping I can negotiate the price down to $160k and put down 25% $40k Cash on cash return: 40.24%Apparently the roadblock for this property has been financing since it's a 5-unit and would require a commercial loan.

About 6 blocks west of RT 28, it becomes indistinguishable from Braintree.All three of the Bridgewaters are good candidates as are Kingston, Plymouth and Middleboro.  

I like the MF because you'll get 3 units instead of 2 and won't have to go through all the pain of constructing on the lot.

We also have plenty of parking, but the area of town is a little depressed and one block down from the main drag, but it is close to the hospital and local Fairmont State College.  

As @Joseph Hennis points out, if you haven't been outside of Utah, you aren't qualified to use the term "war zone".Not the best block in town (nor the worst), but I like the building(s) and numbers on it.

All within a couple blocks of each other, and would be able to cash flow all of them.

@Kenny Oliver the HOA can be a real pain.

Because you can buy a block for the cash in your pocket?

By now he has blocked me from his pages.