I'm guessing this is a shared house and she's renting a room in it.For her deposit, I'd only keep whatever expenses are related to clean up and damage.

If so, I would love to see the numbers, I do plan on posting the numbers under my profile in the investments tabs, but I am still figuring out my total expenses.

Here's some guidanceon finding your first deal:- Define Your Criteria- Explore Financing Options: Withyour budget for a down payment, you have several financing options to explore.Conventional loans typically require a 20-25% down payment, while FHA loans forowner-occupied multifamily properties may allow for a lower down payment,around 3.5%.

My all-in expenses put the total investment at around $43K.

Here are a few: I just saw a LinkedIn post with a sponsor talking about how they are underwriting using cap rate compression, meaning that in 5 years the sales price cap rate will be 50 bps lower than the purchase cap rate. 

If you buy the expensive kitchen cabinets , and the contractor accidently drops a $900 section .

Thank you very much I am talking to two lenders right now to negotiate bringing that 515,000 lower if possible.

I'm wondering if I should wait until the market improved (lower house prices and lower interest rate) or if there are still opportunities to invest in rental properties right now? 

Expenses also went over by about 5k so that was doable.

I went through an 'interview process' with my accountant and he had me produce paperwork demonstrating income and expenses for each.