I have done the math many different ways in order to determine what I should offer, I would greatly appreciate the BP communities opinion's.Here are the details below:8 unit, all attached, one big "box", 3500 sf totalAll are 2 bed, 1 bath units that are 425 sf each (3400 sf total) 100 sf utility room)Dishwasher, Range, Refer in each unit.Units bring in $570 to $630 a month depending on tenant locked in rate, i.e. new tenants pay more. ($4790 / month currently) 100% occ., historically 95% + occ. rateQuality: out of date,interior 15-20 years old, entire apt. unit built in 1990Maintenance: well maintained but out of date2 story, 1 acre, room to expand, slab on gradeNear high school and walking distance to hospitalGross income last year was $56,000, Actual Op.

Awesome post David, thank you.I think Jim Grant said it well when referring to treasuries, he called them "return free risk" ;)  It's so true though, price discovery is out the window when the cost of money, or one half of every transaction, is manipulated.  

Based on the images and the property locations, do you think the figures on Zillow are reasonable?

If not then please take a screen shot of what you're referring to.Vacancy and repair reserve are just estimates because you don't know if a tenant will stay for 1 or more years, and things do break.

This is the lipstick on a pig routine that I refer to.  

The primary driving force behind our regulations are what we refer to as "welfare pimps".

So I asked him for references and pictures of his work... 

Looking for a full service, established (PM, repairs in-house) turnkey provider with a solid reputation and references, as this will be an out-of-state investment and we need people we can trust.  

It is not debt/income ratio that  I am referring to.

I have heard reference to the BRRRR method, and funny you should mention it, there is a webinar coming up on 3/3/16 which I found here: https://www.biggerpockets.com/webinar