Here are my expense numbers with various purchase prices:Expenses: (Mortgage numbers assume 20% down)700k Purchase: $2609.36 (30yr 3.8%) 650k Purchase: $2422.00 (30yr 3.8%) 600k Purchase: $2236.60 (30yr 3.8%)500k Purchase: $1863.83 (30yr 3.8%) Vacancy: (12%) $628.20Property management: (12%) $628.20 /monthTax: $584 /monthCap Ex: (10%): $523.50Water: $800 quarterly $267 /monthMaintenance: (5%): $261.75 /monthLawn Care/Snow removal: $200 /monthHome Insurance: $125 /month*Electricity and Gas are paid for by tenants with separate meters.

Additionally, all services the owners, as a group, contract for, should have separate contracts, with payments based on specific services rendered.

It's easy to become emotionally involved in our investment decisions, picking a favorite stock, or buying houses to flip in our neighborhood, or trading crypto because it's exciting, yet if we are really honest with ourselves, if we are investing to build wealth, are we really making smart choices?

Remember to be realistic with yourself because some people get emotional on their first deals and tell themselves things like: "I can just do that myself to make the rehab cost less" or "I can just cut a corner here to make the rehab cost less", in more cases than not that does NOT work.

I had to tell two separate realtors this.

This property is unique as it was originally separate buildings that were eventually combined and then slowly converted some of the space into residential living space.

I have occasionally made purchases for the property on personal credit cards to maximize rewards points, or use credit instead of cash temporarily, etc. but I'd like to get everything completely separated because putting my income statements together is a mess if I don't stay on top of it (and programs like Stessa make it soooo easy if everything happening in a specific account is relevant to the reporting).Which cards/checking accounts/etc. have you liked the best?

They have to process their rental payment first and then process the other charge separately.

Its difficult to keep emotions out of it but you will be much better off in the end if you do/can.Mark 

The other is to niche down your list so much and send them a mail piece that is ultra-compelling because you know exactly who they are, why they want to sell, what their problem is, how they are feeling emotionally about their problem, and how you will solve their problem.