Any advice is greatly appreciated.David,Here's what I do for my multi-family buyers:Yes it is hard to estimate for maintenance because of a lot of variablesBut I know its expense is less for more units, for things like 16+ unit buildings, onsite maintenance room for storage materials, onsite employees use less hours to do work ordersSome entities even volunteer their residents to pick up grounds, hence minimizing your maintenance costsIf hdsupply.com accepts your account they specialize in multi-family buildings and you don't have to use man power for delivery or pickups And yes, you can do analysis paralysis but it might help you the bank's formula DCRThe 1031 buyers look at expenses differently Yes there's a number per door, e.g. if the units have been neglected you will spend at least one month's rent in turn ready unit expense    An organized well lubricated team should turn ready units in 2-3 daysPay close attention to the human factor, i.e. low self-esteem employees who will take longer to turn ready units or do work orders with poorly workmanship, theft, etc In capital expenses, concentrate in a few and more expensive to start with, AC, plumbing, electrical

You do not need a turnkey company - - I just don't understand why there's the gross assumption that a turnkey investment defacto means buying via a TK company.In fact in 1997 when we picked up our mfu 6 units WE CREATED the turnkey investment - - how,  by insisting we inherited the existing tenants :)   We got the existing NOI and we were off to the races!

If not, just pick their brain and continue to build that relationship.Do that with lots of investors.

This time, I had to personally pick up the December check on the 12th after 10pm.

I just picked up joe mcalls course on wholesaling lease options, im just wondering if this strategy is still viable in todays market?

A variation on the theme which I considered but chose not to use would be, instead of buying the appliances, window coverings, bathroom finishings and landscaping, I could have given the tenants an “upgrade” budget, where I still approve and pay for stuff, but they pick it out and choose the installers and landscapers and painters.

I would pick the option that provides you with the most cash flow and also potential appreciation.  

It makes it incredibly easy to pick up a 2-4 unit for 0% down, turning you into an overnight investor.

@Vincent CraneThanks for playing devils advocate.It is a thin margin indeed, my current goal is to pick up houses, that I at least break even on while managing myself (this house has the thinnest margin of any I own to date due to 100% borrowed money).

This would be around 800 per month and I will attempt to pick another one up later in 2016.