You mention the desire is to roll the KS LLC up into the Irrevocable Trust.

It just creates another possible CAPEX responsibility (in my experience nothing is completely passive forever) and may not increase the value of the property (a bad combination).Other considerations are if it helps justify a rent increases, attract a different desirable tenant base and as mentioned above, if financed and registered on title, possible selling issues.If you plan on holding forever (or at least well past the breakeven point) perhaps something to consider (e.g. personal residence) but until they bring in the breakeven point inside of most holding times (3 - 7 years), a long shot in terms of actually seeing a return.Oren

Other places to consider would be parts of Dorchester, though with your budget you may have a hard time getting into the desirable parts (Savin Hill etc).

Some people who initially show interest don't even bother sending that back, which is fine because I figure they aren't the type of tenant I desire anyways.For those that do send it back and book a day/time for a showing, I would say only 1 in 5 actually turn up to the showing.

ARV – Desired Profit – Closing Costs to Buy – Repairs – 10% of Repairs – Holdings Costs – Concessions – Realtor Fees – Closing Costs to Sell = Your Offer (MAO or Maximum Allowable Offer).ARV: After repaired value or what you think it will sell for once repaired.Profit: This should be taken off the top first.

So sometimes being an outsider can help with the clarity in that.The Soldiers Home area of Chelsea is more desirable.

My reasoning was (1) lower interest rate, (2) already in place, just write a cheque, and (3) from the seller’s perspective it is a cash offer and therefore more desirable than one that might be a few thousands higher but dependent on financing.  

I grew up in the area but have no desire to invest there.

There are very few, if any MFHs, in that ballpark in even semi-desirable locations.

I'm sure it would be desirable to those that invested to see a similar effort put into actually producing the product.