The seller had owned it since 1949. 4 Units 1BR/1 bath each (these are true 1BR units, not walk-through or "shotgun" style)3 units currently rented at $525, $525, and $550/month1 vacant unit that's turnkey and we have listed for $550/monthThere is a detached garage that should rent for at least $50/month.Gross income = $2200/month, $26,400 annually. 1% rule = 1.19Sales price: $179,900Seller put $3,000 toward closing costs and credited us $4,000 for a handful of minor repairs that came up during the inspection. 30-year fixed rate mortgage at 4.25% with 25% down ($664/month)2016 Taxes: $2,009Insurance: $983/yearTotal PITI: $913ExpensesWater, Sewer, Trash: $218/monthVacancy & Credit Loss: 5%Property Management: 10%Maintenance & Repairs: 15%Total Expenses (w/out P&I): $1127 (52%)$2200-1127 = $1073 - $664 (P&I) = $409 cash flow/monthCash out of pocket (inspection, down payment, closing costs): $45,981Estimated cash-on-cash return: 10.67%This isn't a screaming deal by any means, but it's a solid base hit that gets us "in the game".

Much like in Poker. the most important rule to winning is you have to "stay in the game".  

And the game really starts.

Last 5 years I've been a professional online poker player, and still am.

I'm currently a poker dealer in NEPA but as of 06/03/19 I will be living in Peabody MA and working in Boston.

It is a poker game they usually play.

and what is your end game, rent, occupy, or flip?

Then your holding costs will kill you and you wont be able to sell the property or even rent it out to come close to covering the monthly liability.In the rental game rents will shift but generally you are able to keep everything afloat. 

Hobbies include flying (of course) and frequent Vegas trips to play poker!

I’m certainly open to taking less of a cut in a deal if it’s going to get me started in the game/real experience.