I have been crunching the numbers on some properties and the numbers just don't seem to add up.I've got estimates from multiple portfolio lenders and they are offering me interest rates in the 7%-8% range.

Separating utilities would be a large upfront cost, however, utilities under master meter is approx $125/month/unit which would be in the range where normal utilities would run in my area.Purchase: $625,000Closing costs: $15,000Down payment, 25%: $156,25025 year, 5% interestMonthly P I: $2740Monthly income: $15,200Monthly expenses: $11,715 (most numbers are sellers pro forma until I look more in detail)Not accurate rehab quote at this point, but what I mentioned above, if each unit needs a facelift with flooring and paint, approx $5000/unit, close to $100,000 rehab budget would need to be expected.

We were looking at the 100-125k range, thinking we should have enough cash flow if we put a 25-30k down.

Hello All,We have a unique situation and I would like to get your opinions.

And congratulations on venturing out and starting your own management company.Typically, this will range based on several factors - a couple of which will be: 1) your vendor relationships and, 2) your property management software.

I have 7 mobile homes rented and have about 2 years experience as a landlord.11 older mobile homes ranging from late 70’s to mid 90’s models.All rented through section 8. 

Properties and renters are unique....

SO, add to this mix the potential for the house to fall into foreclosure. the seller is willing to let it go to FC; however, will consider my "subject to" deal.The seller owes about $132k and the house county tax record appraisal is $159k, with comps in the area ranging between $150k and $175k. 

I've worked in PM companies ranging from mom and pop all the way up to operations which manage thousands of units in very wealthy neighborhoods.

Hi ToreyOn average, you can find MF in a wide range of cap rates, it really depends on the property, where it is located, deferred maint issues, and even number of units - there are lots of four plexes at 4% whereas you can fi d apt buildings at 7 to 7.5%.