@Mendel DeitschAs you pointed out cap rate is a metric to measure some kind of return (ROI).

That’s exactly the kind of guidance I’m looking for.

The lease did not start until April 30 at noon (I let the tenant move in on the 28th as it was a weekend and wanted to show a kind gesture).

We did so, thinking this was a transfer-of-ownership kind of thing.   

Maybe talk to a credit counselor, but it would be very helpful for you to get that up into the 600's for any kind of financing.

@Jim S.Depending on the window and local building code, just note that you may need to install a particular kind of glass.

And you're right, managing for others without being licensed spells all kinds of trouble.People fear what they don't understand, like being an LLC member.

What kind of threshold do you guys use for this COCRoi metric when deciding whether you have a good deal or not?

Are you saying there is no list of mentors with clearly stated what kind of knowledge related to RE business can they offer, prices per what (e.g. per 10 hours of teaching) AND contact email address?

I don't know what kind of deal she will come back with ($ wise), but does anyone have any advice on profit sharing, how to structure the deal, whether both of us should have an LLC set up, how money is spent, etc?