Highlight all the strong points of the property and the deal.Mission Statement: In a few paragraphs that succinctly state your purposeBackground/Resume: Present information about yourself and your experienceFinancial Statement: List your assets, liabilities, and net worthSite Location: Include list of benefits, maps, and proximity to shopping and schoolsDemographics: Present information about the people living in the area (income, education, etc)Competitor Analysis: Determine who your competitors are and the present average rents and sales comparisonsMarketing Strategy: Define your target market (tenants, buyers, etc)Financial Analysis: Include all the relevant financial data: last two years of financial statements for the propertycurrent year-to-date profit and loss statementcurrent rent rolland pro forma operating statementsfive-year profit and loss projectionsImprovements: Define capital improvements to be made to the propertyRepositioning Plan: Cover the following items as needed Explain how you plan to operate the property Plan for replacing the property management teamPlan for developing a new marketing planPlan to implement a resident retention programPlan for changing the reputation of the propertyPlan for building a sense of communityPlan for making changes to the current resident basePlan for acquiring your target rentersPlan for resolving any current issuesGive summary of when and how the property will reach break-even, and how you plan on paying the lender/investorKey members and advisors that are part of your team: show that you're a professional that knows how to leverage the experience of others to increase your credibility property management companyattorney & title companycontractorsPurchase Agreement: Include your sales contract with the sellerKey Milestone Dates: when the due diligence period expiresthe expiration of the financing contingencyclosing dateExhibits: Include photos of the propertyaerial mapstax returnssample floor plans, and the like

However, “official” inflation numbers do not include energy or food.

That is not a good reputation for an appraiser to have.I could unload some more, but it's Thanksgiving and I have to digest 10 pounds of food, at least I feel like it's 10 pounds worth, so I don't want my suffering to influence yours.

However, “official” inflation numbers do not include energy or food.

(I could not get the @ thing to highlight Ali so I will come in to add that to this thread.)

Your Cap Rate Calculations are correct, however there are few factors that I wanted to highlight:- 15 Year Mortgage: Building equity/retiring debt quicker.- Owner Occupied: With the exception of Landscaping/Snow Removal, the monies that I am setting aside are reserves for vacancies/repairs. - Plan to upgrade the units: I'll be starting with my unit first :) Stainless Steel Appliances, Hardwood flooring, re-doing the bathroom.

They had to bring their food to their family's house down the road.

I don’t know what your background is, but one of the things we did was put together a “credibility packet” with a section that highlights our strengths from our current day jobs.

Put lots of pictures highlighting all the improvements on the listing if you are listing onlineOur strategy is to have a better product then our competition at the same price. 

Well fast forward he does all of the above.. property peaked at about 80% after getting totally hosed and stolen from by GC he ended up having to send his local Portland guy out there one week a month.. so that's airfare hotel food for a week ..