They're kinda like the person yelling at you telling you there is a speeding truck coming that you don't see as you're about to step off the curb and cross the street in its path.

Something to consider, because a reassessment at $200K would boost your tax bill $582).Insurance: $1,000 (This is an estimate based on duplexes that I own, but it may be a little light because I have $10K deductibles, something your lender will not allow).Total Operating Expenses (43.49%): $9,916 (This does not include vacancy.

I want to get some thougths as to whether im missing anything.Area: Nice little 'alcove' of multi-family properties, we drove the area and researched crime maps...area seems good and is growing economicallyPurchase:ARV (from comps): ±$110,000-114,000Purchase Price: $104,000Purchase Closing Fees: $5,800Estimated Repairs: $5,000Income:  $1,595Expenses:  $1,318.17Vacancy $79.75 (5%)    Repairs $79.75 (5%)CapEx $159.50 (10%)   Water/Sewer $80.00Insurance $85.00          Management $175.45P&I $418.72                  Taxes $240.00Cash Flow:  $276.83    ConC:  9%Cash at Closing (including repairs) $36,800Mortgage is conventional 30-year, 25% down, ±4.8%Has common water meter, so I'm trying to figure out how to push the water bill off onto tenants even though i must pay the actual bill...this might boost cash flow and ROI if i can do it.Thanks,

Strategy needs to have a good deal and equity boosting rehab. 

Your skills determine the extent of a rehab if you are doing it, begin with lipstick, curb appeal, decorating and repairs.

Also, getting cheap financing can boost returns.

Or items that enhance curb appeal?  

Are you buying completely vacant, 50% occupied, full but has rents below market and other cost savers to boost returns, or fully stabilized mainly for cash flow and hold long term with limited upside?

I take a notebook and start at the curb describing the house (you'll want to show these notes to the investor you sell it to as well....helps build your credentials).  

Good neighborhood, nice curb appeal, all that good stuff.