See the 3 things after the financialsPurchase price: $390,000I can get financing at 25% down, 5.5% amortized 25 yearsPer seller:90% occupancy or higher since they owned in 20028 - 1 bed/1 bath at $550 per month6 - 2 bed/1 bath at $650 per month*One of the 1 bed/1 bath has an onsite manager/handyman living for free so there is no property mgmt costs in the expenses*Owner pays water and trash2017: Total Operating Income: $79,989.50Expenses:- Lawn Maintenance: $1,800- Water: $6,816- Trash Collection: $1,740- Pest Control: $820- Supplies: $4,280- Repairs: $9,852- Insurance: $4,153- Property Taxes: $10,515Total Expenses: $39,976.82NOI: $40,012.682016:Total Operating Income: $83,154Expenses:- Lawn Maintenance: $1,800- Water: $5,820- Trash Collection: $1,680- Pest Control: $604- Supplies: $6,639- Repairs: $9,910- Insurance: $4,153- Property Taxes: $10,521Total Expenses: $41,127NOI: $42,027So if I’m all in at $115k (down payment + closing costs), assuming 40k NOI, i’m looking at 16.4% cash on cash with one unit vacant at current rents (without anything set aside for capex however)WHAT WORRIES ME:1) No washer/dryer connections AND no laundry facility on site (would have to build a new building and run new plumbing to add one).

I and mover agreed for 400 $ per room , and they charged me total of 2,400 $ for each of 2 br, small office, living room, kitchen, and basement even only they removed a small bed, sofa, and few boxes tenant wanted to keep, and left everything else in apt, including, a big bed, 2 big dresser, wardrobe, tables, computer desk in all rooms, and a sets of furniture in basement which I have all pictures .

They are big, hang nice on the bed, wash up great and are lasting well. 3rd year on them.

@Neal Collins: I use that amount per room as an estimate of what the total property would rent for because it looks pretty close for entry level 3-bed homes. 

So our needs make it so our minimum is 2 bed/1 bath and relatively close to a commuter rail (which I prefer anyway for investing purposes) and I certainly don't want to be living in the biggest/nicest unit on the property and eating up rental revenue.

At 3 in the morning I jumped out of bed, pen in hand and started writing - the system came to me as clear as could be..... the answer was CONTROL AND ROLL!

Account ClosedWe put bamboo in the floor of an office building we had and it was really sturdy.  

The comparable houses in ARV price and size mostly have 2 bed/2 baths.  

I like to stay around 40k per bed around campus with our investors. 

They pivoted just so that you couldnt get a straight shot with an arrow aimed at the bed when they were asleep.