@Dennis Gallagheri don't really use any rules anymore, i just evaluate the actual expenses on actual properties. 

Use platforms like BiggerPockets to refine your goals, connect with others, and take actionable steps toward your first deal.Good luck!

I unfortunately self financed so my funds are tied up in this one house. 

This could have cost you your interest at a minimum and perhaps a fortune to defend.

Any general thoughts on investing in this market and cash flowing with 20% down?

Irrevocable trusts can be useful, but they’re a serious commitment.

This sounds like an arbitrage outreach campaign.

They don't appreciate fast like a single-family home might in this area.  

I do not have a broker, but feel like i can use one. 

Here are the details:- Current occupancy with a monthly income of $2,750- Purchase price: approximately $145,000 (putting 25% down, around $36,250)- Location: McKeesport, PAAs a relatively new investor with two properties in different states, I'm looking for guidance on how to analyze this deal.