I am interested in SF properties right now..My question, I have ran a few today and I get this low cap rate of about 5.2% but click on the 50% and it has $121.00 cash flow on it..price 50,000tax 2191closing 200020% downrepairs 1500 (flooring/paint) I will do4.520 yrsrent 750 = 9,000vacant 10repairs 10pm 10capex 10insurance $60 monthThe deal analysis tool says..expenses 795.64monthly cash flow -45.64pro forma cap -4.6NOI 2489.00cash need 13,500cash on cash NOI -4.06purchase cap rate 4.9850% rule$121.94Is this correct how i did this?

We started paint and lighting fixtures today.

Fill the rest with mulch and a few nice bushes , put in a cheap fire pit in the center , paint the concrete grey , and you have a nice little landscape area .

A bad roof $5000 discountCarpet &interior paint $2500A stigma from “an unfortunate incident” in a small town?

Many have painted the walls different colors than the house that they are attached.

The building is pre-1978 construction, so we need to "Renovate Right" and take precautions related to potential lead based paint.

-- As I think I stated in the post, expenses include:( Ins + Property Tax +Maint & 95% occupancy rate)-- $2425 is gross monthly rent-- The $35K is my estimate to redo bathrooms, kitchen , paint & retape split corners & paint outside as it is still in it's original decor from 1968 when it was built.

I try to make my buy and holds special by adding granite, tile, hardwood, stainless appliances, new HVAC, and trim such as crown mldg and a three tone paint.

The tenant is also claiming the unit had lead paint.

Edit: found this shot, not a new kitchen, but I painted the horrible old cabs and built a new top.