On the podcasts and in the forums you frequently hear about the successes and how everything is great unless it is better than that - while I have a real rental business with frustrations like yours.

I have frequently gotten prices reduced.

Lower margins and frequent issues should be expected.

The property manager who is also a real estate agent, who I interact with frequently, sent me these numbers:They want 650k for the property.Tax and Insurance: 766Mortgage: 2482 with 20% down 4% 30 yr fixedRepairs: 440 (based on 10% of monthly income)Vacancy: 440 (same calculation)Total Expenses: 4128Net: 272 month, 3264 yearCap Rate: 3264+29,784/650,000 = 5%Cash-on-Cash: 3264/ 130000 = 2.5%First off, is this math correct?

If it's smaller and more mom and pop maybe doing it less frequently works.

A more frequent LTV would be 30-35% in the current market.A question I didn't see answered is why you are considering investing in commercial real estate.

If tenant is credit investment grade BBB- or better than Standard and Poor's is analyzing them constantly for debt load obligations versus liquidity on the balance sheet to see how healthy they are.Also even if not in lease sometimes with stock reporting you can get the financials you need.Tenants do not like reporting too frequently as it can increase their bookkeeping hours expenses.If tenant is not investment grade I want everything I can get on them to constantly monitor the health of the business.

I find it odd that investors are relatively okay losing money quite frequently in the stock market but view real estate investments with extreme scrutiny.

I have made good returns on my money but the scam is that the properties get redeemed frequently and you make high percentage returns.

To be fair, I didn't see the potential for the root issue coming, but now I know that the weeping willow roots cause havoc frequently in this area so I'd probably have someone do an exploratory roto rooter or something next time!