would be appreciated - my numbers for this property are here below:Market Value $320k; Zillow says the home value will stay the same for the next year though (it has tapered off in the last year)Remaining Principal: $110k5BR, 3BA + Basement, 2500 sq ftCurrent Rent: $1950/moExpenses: $1900/mo (5% vacancy rate, estimated expenses, $500 HOA, $4800 in property taxes, $1800 in insurance, $900 P&I included)Located in Suwanee, GA:Great Schools Rating: 9 (High School), 8 (Middle School), 10 (Elementary School)Niche Grade A+; Public Schools A+, Jobs A, Crime/Safety B, Cost of Living C+24% Rent, 76% Own#2 Best Public Schools in Georgia#5 Best Place to Raise a Family in Georgia

Once we got out the tenants that came with the house, we were able to immediately raise rent by $250 for the next tenant we found.

I am a contractor and do most of the work myself or with one of my subs, so I know the costs associated and can handle completely renovating this area in order to raise the rents to $550 which is on par for even the cheapest other rent in the area with a huge demand and limited supply.  

Granted that may be all I’m seeing cause it’s all main stream listings but have you seen residential rents appreciate that much on an annual basis to justify buying at low caps, knowing it’ll increase due to raising rents?

Unless of course you are going to go about raising money from other people... in which case you'll need to raise $80k to $100k. 

For instance ours says basically:Buyer has X days to do inspection (lets say 7)Buyer has Y days to review reports (lets say 3)Buyer and seller have Z days (lets say 3) to come to a written agreement after objections are raised or either party can cancel.

I am looking for commercial properties and since purchase prices can very significantly from property to property, affecting the down, I am curious to hear about how people pull the trigger on properties they have less than 20-25% down (minus hearing about raising additional capital).For Example:Looking for a commercial complex around 1 million with around a $200k downpayment. 

The other issue is the tenant in the other unit pays low rent and she is limited on how much she can raise the rent.

The points you raise about salary and unemployment insurance I have not run into issues with a holding LLC treated as an S-Corp having to pay a salary to its member or manager also in my experience owner-employees are typically exempt from state worker's comp thus, I have never viewed it as an issue.  

We cannot raise the rent.