Based on your thoughts and a couple tweaks, lets try this again....Management -  5% - 119Insurance - $125CapEx -   lets bump it to 10% - $237Taxes - $291.33 - $2495 /yrRepairs -   10%  -  $237Interest and Principal - using the Bigger pockets estimate, this came out to $420.13 /month based on an $88,000 loan Vacancy - $118.75 - 5%Electricity $150Water ad Sewer $50Propane tank lease - 25Heat  - $75(Tweaked some of the utilities after learning more info from the seller)Total expenses comes to $1848$526 Cash Flow -  $263 per doorNext step is getting a contractor to take a look at the roof and foundation, if that turns out ok I might take a stab at this one!

It didnt offer much, a phone number and a price.

I can explain the difference between a right hand swing and a left hand swing door.

When I go to buy I'll be looking more at the campus area, old town, German town, and as close to Bardstown road as possible.

Diversification and a growing population are a key to investing.  

Need a finance person, a contractor, a designer, and a few others.

The situation is that she is a school teacher who lives an hour and a half from here but was hired to work here locally this year.  

Its a 2 bedroom , 1 bath, with no carport or garage at all, but has a driveway and a pad for a two car carport or garage already.  

It is a pretty complex arrangement and a bit commitment, but a legitimate way to fund a business with retirement capital.  

I have no experience with cash sales, so you are probably fine, but I know my HUD with a water leak and a rehab loan took over two months to close.