You've posted your return with no HOA fee, no vacancy, no reserves for repairs, no property management and no letting fee....with those calculated in your returns are much lower. 

We have retained the same and quality tenant without raising his rates exorbitantly.

We have retained the same and quality tenant without raising his rates exorbitantly.

Their website isn't user-friendly and I've found the quality of their leads to be sub-par.

The vacancy rates and repair need to be higher for 3 plex. 

@Chris Mason Since we've been in a really strong market.....if Im making an offer on a property where I can get an appraisal contingency (suburbs I can, city I cant) and I know the listing agent is going to be subpar and not get the property to appraise (in my opinion this is the listing agents #1 duty) Ive been putting into the contract "seller will cure any appraisals issues that arise by making any required repairs and adjusting the price down to the appraisal value."  

Try Private Money if you can find it or call around to local smaller banks and tell them what your doing and ask what loan would be suit your needs and ask what their rates are.Also I personally thing your Vacancy, Repairs, and CapEx is low.

Id say your best bet in determining how much you need for reserves for emergency repairs would start with a good home inspection.

Especially if that’s the culture in all local MHP’s in the area.I’ve heard people have success with offering a proposal of having their payment be the same and they own the house in x years - therefore reponsible for repairs and get to be proud homeowners!

I do not like using the checking account to pay for contractors, repairs, materials etc because we don't get any benefits, miles, cash back.