This is to compensate for the "aggravation" factor,management intensity and probable lack of appreciation associated with the lower end areas. 30% ROI on gross rental that you mention often relates to at best 15% net.

You can have a lease begin in the future and rent the odd days prior to the lease to adjust the expiration of your lease.

But I don't think insurance adjusters or attorneys are that dumb.

So, I have decided to put a post up and share a permanent link for the spreadsheet.Here's a quick rundown of what it does.Calculates mortgage payment.Calculates down payment (assumed 25%, but can be adjusted)Calculates taxes, insurance, property management fees, misc. fees, etc.It also will take into account maintenance, estimated revenue increases, advertising, utilities, total cash outlays, etc.etc.At the bottom of the spreadsheet in red is your total net profit or loss.  

I think the drywall cutout was too big, is there anything i can do by myself or something an electrician should be able to adjust or fix? 

History dictates that market will run flat until the inventory shrinks but with so much potential inventory waiting to brought to the market, then how can it, before the next market adjustment.

In terms of challenges new construction can definitely take some adjusting to the project management side of things versus rehabs.  

After I adjusted my capex and management I'm at $110 per unit/month.

I have to send a handyman out from time to time to re-adjust doors when there is a lot of movement. 

They may have an issue with the lender's title coverage being more than the sale price, that can be adjusted.