1) Scrape popcorn: $25002) Add a tankless hot water heater: $2500 (opens closet in house and resolves code issues with existing tank)3) Pergo XP flooring through all house besides bathrooms

The problem is none of it is filtered or rated so you don't know what is really good info and works and what isn't and doesn't. 

It was designed with one meter for heat and one meter for water/sewer.

(I type the street into Redfin/others and it keeps giving me comps within certain close neighborhoods).A house I'm going to look at tomorrow is in a little niche area on the water/with a view along with 80 other houses of the same ranch style.

4plexList $89,900 (Following figures are based of purchase price of $82,500 cash deal)Income $2540Vacancy reserves 20% (that's what most banks around here use)Capex 10%maintenance 5%No PM expense/reserve as I would manage myself.Taxes $4000/yr Insurance $100/moFlood Insurance $100/mo (on the very edge of flood zone)Garbage $100/moHeat allowance of $300/mo (the remainder of the bill divided equally between the 4 units until I can separate heating by units)Water $135/moCash Flow $582/moI don't plan to touch any income until I find another property and then would probably refi cash out for down payment on the next property.Any insight would great. 

I'd tie it up under contract immediately, and do some proactive due diligence on it.The biggest "hidden" cost in most deals is the ramification of private water and sewer, which this deal does not suffer from.

Sounds to me like wading through some very murky legal waters here. . .

I'd test the waters a little bit before getting too official.  

There are other things you can filter on, like over 55, other exemptions, etc.  

However, if you move out, you're actually under water $200/mo, and that doesn't even take into consideration your reserves.So, you just need to make sure the property will cash flow without you in it.