So we do the deal she gets the home back free and clear I get the land and she gets 125k large in addition.. ( PS she lost the home because she signed up for one of those foreclosure rescue scammers that just took her 1k and let the house go to sale .WEll not 2 months later I get a letter big developer out of Seattle is doing a land assemblage and wants to buy my dirt.Bottom line is we arrived at a price of 985k for the 4 acres and closed 45 days later for all cash.. nice 720k CASH pay day for us... 

Another thing, when a property appreciates, to measure return on equity annually, one is to add the appreciation, as if they were going to sell minus taxes and commissions to arrive at a ROE.

If there is anything I can do to help you once arriving in town please let me know.

I bought lots when I arrived here just north of the villages and highway 42.

Of course, I am not saying that your expenses (ongoing maintenane, vacancy allowance, mortgage, insurance, taxes, future cap ex allowance) WILL average 50% of your revenue per month, but you were the one who said you were using the 50% calculation, so I was wondering how you arrived at your "conservative" 12+%?

Fair market rents are not arrived at with considerations given to swimming pools, out buildings like a barn or stable, putting greens, or other outdoor amenities.

Do you have documentation of how the "reasonable" salary was arrived at?

If you wanna tell me to F off that's your prerogative... but the goal of my post was to help you understand that no one really cares how you arrived to your deal.

I usually recommend quoting all your anticipated expenses as a proportion of maximum gross rent, so if your expenses (not including your mortgage) arrive at MORE than 50% rent, that's not good to see (and, can they be reduced)? 

To the people in favor of a discount for early rent- Have you run into an issue with tenants claiming they sent the rent check in before the 1st but it didn't arrive until after?