What do your reserves look like.

I served 6 active, 4 reserve and changed out my combat boots to be Mom.  

Don't let the idea that replacing carpet and repainting a unit are Capex, you will do it far more often than the IRS definition. you need to budget these cost on an annual basis and set aside reserves so that while you may not actually spend that each year, over the long term they add up.

Big one to be doing without good cash reserves, but the numbers look pretty good.  

They will also be able to confirm or refute your beliefs of the area based on your preliminary research.Hope this gives you a jumping off point.I wish you much success. 

I would love any comments, questions, or concerns.Purchase Price: $135,000Owner FinancingDown: $18,500Interest: 1.58%Term: 3 yearsPayment: $750Closing Costs: $2,500Rents: $1,200 (2 - 2bd 1bath units; $600 each)Taxes: $1,500 AnnuallyInsurance: $780 AnnuallyManagement: $1,152 AnnuallyUtilities: $1,000 AnnuallyMaintenance and Vacancy reserves would be lower than 12% during the seller financing stage.

@Ahmad Hijazi  for me I am at the twilight of my ownership in rentals only have 5 left out of 350 + houses.for cap ex for someone who does not have significant reserves I think this is critical...

Are you holding vacancy, capex and repairs in a reserve account?  

I am going back out to view with my GC on Thursday and if he confirms for me what I think, I want to submit an offer.

Since I do not have money to currently invest and not the highest score, my plan is to wholesale first while I'm building up a reserve.