Also, the goal of the 4-plex was to stabilize income to transition into a new career, which I could now easily do from the amount of appreciation I could realize by selling now.I don't want to make the mistake of getting greedy and missing out on a good time to sell only to see the market take a pullback and have to wait for another exit point.I want to transition into stock trading (I know there's a bunch who would like to bust my chops for that:).

For flipping, I don't really see the 70% rule working with 300k properties.

@Gerald Harris tks for the reply  the owners moved out 2 yrs ago thinking their house was going to foreclosechase has not foreclosed on it yet but had it winterized and changed locksllast time I got permission from a seller bank(wells fargo) still would not talk to meI do have a couple of agents friends of mine will run past themif they do a deed in lieu will I have first pick or does go in the mls for all to seethe comps are from mlshoping she talks to lender about short sale

Hi Ed Lee, Where do you see the miscalculation?

They put on the application, and if they say they are going to be transfer ask to see the transfer orders and call to verify.

Starting to worry that someone else is gonna see the property and snatch it.

We can see the water usage and bill paying tendencies of the tenant.  

I don't see the same kind of hard money lenders out there for those that will lend 100% (purchase plus rehab) to take down the deal and then refi it rate and term with a local bank (provided LTV is 70% or better).The other reason is that the numbers for multifamily here where I'm at just don't seem to make sense to me like SFH does. 

Looks pretty good, you can really see the potential here.

I add that line item because I want to see the job separate from the investment.10% for maintenance and 10% for capX kills it. 4.3% COC and 13% ROI w/ tax benefits.At 15% for both as you suggested I'm at 7.6 COC and 16.5% ROI w/ tax benefits.I'm all for conservative estimates, but I don't want to walk away from a good deal because I'm being too conservative.Is there a deeper discussion about estimating maintenance and CapX?