In addition to my comments above, if you want to be ultra literal and logical, consider this...Most people define money as a currency for trade/bargaining.

Ultra-steeply discounted deals like this are going to require some marketing on your part.

Hi Karen, the market is on fire ,ultra low inventory, same as orange county, Phoenix is also a hot market, thats partly why Im shifting gears, finding a new niche, I going to be doing marketing compaign for those sellers in trouble.

This is primarily because of the low occupancy in the beginning (which produced negative income for the first year) and the ultra-high interest expense on the hard money loan.

Don't go with an ultra modern style.

If you analyze properties across the country in varying areas you will find the following.Nice urban core areas are trading at ultra low caps.

the boys on here are ultra conservative. you're in one of the hardest hit markets in the country...on prices that have not been this low since the depression.ignore the above mentioned posts. you do this. live in 1 side, figure out landlording with the adjoining tenant, & eventually rent out your side & buy something for yourself.i would kill for the future appreciatoin you will have in ft myers. my parents are snowbirds there & those prices will come backJordan Williamson?

10% is typical for a 4 unit.Now I have seen it where if you buy in an ultra safe area with high quality tenants a PM might go an 8 or 9% fee.

I'm putting new flooring  in a rental that will have avg to above-avg income tenants.I'm debating between the two and looking for suggestions.I've installed the Allure "Oak" planks and it's nice but looks like a nice "vinyl floor" but price is great.Allure Ultra is thicker so it won't conform to and uneven subfloor and  appears to be look more like real wood flooring. 

Up here in Portlandia that is ultra competitive .. we are seeing low of 10 to 15  and a good one will be 40 to 60k.