(Please consider the fact to get a mortgage with 3.5 - 5 % down payment I'll need job verification w2 which I had till March for 2 years but I changed my career in March and started as a self employed)Miami, Florida I'm not sure If different lenders in the market matching my situation?

That being said I actually ran your numbers through a proforma I use and here is the break down for that: Purchase price: 129,900Effective Gross Income: 22,086 (vacancy 10% of gross income; 2454)Expenses:Expenses%EGITaxes $ 4,618.00 20.9%Insurance $ 1,500.00 Heat $ - Electricity $ - Water / Sewer $ 1,200.00 Trash / Recycling $ 180.00 Lawn / Snow $ - Management $ 2,208.60 10%Repairs $ 1,104.30 5%Capital Expenditures $ 1,104.30 5%Supplies $ - Accounting / Legal $ - Miscellaneous $ - Total Expenses $ 11,915.20 54%NOI: 10,170.80Financing: Down Payment $ 32,475.00 25%Bank Loan Amount $ 97,425.00 75%Interest Rate5.50%Closing Cost $ 7,794.00 6%Loan Term (years)30Monthly Payment w/ ESCROWDebt Service / yr $ (6,638.02)Debt Service / mo $ (553.17) $ (1,063.00)As is your property you're looking to purchase is valued at 7.8% cap rate and will produce cash flow of $3500/ year.

Particularly to heating.

At the expiration or termination of the Lease term, Tenant shall repair any damage to the Premises or its contents and shall leave the Premises and the contents in a clean and good ordered, undamaged condition with the kitchen and all appliances, bathroom fixtures and building equipment clean and in the same condition as on the first date of the Lease including without limitation all interior and exterior finishes of doors, walls, banisters, closets, cabinets, ceiling, railing, trim, stairs, appliances and equipment it being the intention of the parties that the Premises shall be returned to the Landlord in its original condition.Tenant shall also:Maintain the house and all appliances, such as refrigerator, stove, dryer, washer, alarm, heating and window air conditioning units, if any, and return in the same working order.Promptly notify Landlord of any repairs even if some are Tenant’s responsibility.Promptly remove all garbage and debris and place at the curb for collection in secure containers respecting all applicable recycling laws.Use all plumbing, heating, cooling, gas and electric and other facilities in a safe manner.Not flush wads of toilet paper, grease, oils, coffee grounds, fibrous materials, q-tips, sanitary napkins, tampons or condoms in the toilet or down any drains.

@Edward Brewington the proper call was to the gas company, but they take time and to leave someone without heat is really a crappy thing to do.

Below I will be posting a property I’ve run across and if anyone would like to share how they break it down and analyze it and what to look for, I’d greatly appreciate it.This property is already under contract but I think it’ll be good to breakdown:https://www.loopnet.com/Listin...8 Unit Apartment Building in Cleveland, Ohio12.06 % Cap RateAll 1 bedroom, 1 bathroom units built in 1962100% occupiedSummary says it is undervalued and you can increase rents to market value.Tenants pay Forced air Furnace heat and Submetered Electric. 

Im not familiar with Cinci but here in Miami the swings are hard.

$100/S.F should work for simple rental house with good insulation, 2 head minisplits for heat/cool is $6k, $5k kitchen, $3k electrical, $3k plumbing with electric hot water heater.  

When that's a $50k furnace and you spread the cost over the time you've held it...My recommendation is to find a way to split out the electric, heat and hot water.

This unit was rented 750 heat and lights, I'm changing the heat and having all the electrical upgraded and this with nothing included I should get 850 nothing included on the 3 bedroom.