I factor in 5% vacancy, 5 % cap ex, and maybe $1600 lawncare and maintenance for all 4 properties.  

The load calculation made for the existing foundation were not factored into the initial design.

My gut reaction would be that price is high (granted I don’t know the area at all).But if it has been sitting on the market- which it was listed in 2023 for close to $200k less and did not sell my guess is price is the factor - while offering owner finance - it’s only good if it could still provide great cash flow while not overpaying.

So most investors just throw in the same expense factors no matter the age of the property.

So there is a 100X weight factor on the licensed professionals for literally everything, everything done and everything not done.

The renovations were already factored into the LTV during the initial loan approval, and the increased value of the property due to those renovations may not automatically allow for an earlier PMI removal under Fannie Mae's standard policy.Workaround/Next Steps:Reappraisal: You might be able to request a reappraisal if the lender is open to it.

So, it matters to also have a life style fit. 

Landlord laws was the main factor why I chose to invest out of state and have been happy with my decision to do so. 

These two factors will get investor rates down to a reasonable level.

That's certainly one of the factors since 1sts tend to have tighter margins than junior liens.