So noobs often fall into the trap of looking at just lower and lower priced neighborhoods in an effort to make the numers work.And the Rehab-R is deceptivly easy to say, but takes 3-6 months and a lot of time from the investor to design, source materials, handle paperwork and supervise the project. 

If you had 10 properties, kept your books fairly organized, no entities, and a W2 job or no other income, most firms would be in the low $1,000s. 

One family has 5 dogs and a cat and wants a 3 month min lease, and the other wants a min 6 month lease.

I have challenges with property management.Could you kindly share your criteria for picking PM, and a system for keeping them accountable?

I'm a part time Realtor and a  novice investor (my live in 3 family I bought as a foreclosure 203K last year).

It appears the units are below market, however with some cosmetic repairs and perhaps some capex's I feel I could increase the rent by at minimum (based on local comps) 68%.I would offer 85% of list and estimated $20,000 in repairs/upgrades (this is probably a generous estimate - the property appears to be in good shape, basically needs a face lift).With all these figures, including the 50% rule, financing with 20% down @ 3.5%, I come out to a profit of $262 per unit and a cash-on-cash return of 9.53%.So, does this seems reasonable?

But I don't believe those risk apply to me because I plan be an owner occupant, I have a pretty good credit score (720)  and a combine income with my spouse of 70K (no children yet). 

It's basically a recording of one of his live classes with quizzes on each chapter and a text book.

And as for the house --it's in Quincy--south of Boston --walking distance to public transportation --right in Quincy Center--there is a major development under way.Current Rents $39.3K a year (probably a bit low still)Taxes/Insurance $11K a yearWater Sewer $1200 a yearI've never had a vacancy in 10+ years but accounting for 5% vacancy this gets to NOI of $25.1K per YearAsking Price:  $630K.  

There is a utility shed with all four water heaters and a washer & dryer, which unit #1 has always used.