My costs go up every year in taxes, insurance, costs of repair, HOA dues, etc.. if you choose to, then definitely include something in return.  

I am looking to stay below 60k and looking for some reasonable cash on cash returns. 

Typically the lender would get anywhere between 8 and 15% return on the money he is lending you just like a hard money lender.

Or do you itemize it somehow on the tax return:$100,000 / 27.5and$5,000 / 27.5And lastly, you have to depreciate everything based on 27.5 years? 

What other expenditures should I include when evaluating if a deal will give me good cash flow and cash on cash return?

Worse, if the market crashes now their best case scenario is they buy now for the same price they could have bought for then, but they missed out on the investment return and tax benefits in the mean time.The overall economy at large is pretty strong right now in many areas. 

I have to agree with @Brian Mcmenamin, that for a buy and hold investor, all of our other cities have better returns than VB.  

If it's above a certain % of return or whatever criteria you use make the offer.

My buddy @Christian Cramer lists homes for 1% or something crazy like that... if you can find an agent in your area that knows what their doing and will offer you that kind of deal it could be the difference between kissing money and making a good return (Just don’t use a bad agent just to save the commission, if they don’t make sales they’re probably not worth it)

Goals: -stable cash flow, not as concerned about appreciation (check, assuming description is correct in saying they've had stable tenants. rental price should increase in the next couple years so i have some assurance there)-looking for min $100/unit (check)-C+ neighborhood (check, borders some B/A neighborhoods in upper Ohio City so hoping some absorption goes that way)Other things: -20% CoC return (almost check - Changing purchase price to $53,000 and have tenants also pay water/sewage would bump this deal right up to my criteria of 20% CoC.)