I like your comment "The closing process can fluctuate between hectic and dead calm, you just have to be ready for what comes your way."

Go read it before commenting, please.  

Looks like the MOST you could make a year would be somewhere near $5000 on this one assuming your numbers are good (See Ramon's comment)  I had a property with margins like this and even the shortest of vacancies and smallest of repairs would ruin a whole year.

They are both working from home but have made a comment about “not needing to pay rent.”

Now is not the time to button up let anxiety and fear take you over.I appreciate your comment!  

I can comment about the Boston MA market: 1% rule is about 45 minutes outside the city Here's the high level metrics you'd be looking at for 3-4 family- Boston proper: $850-$1.4mm2 Bedroom Rent: $2300Appreciation Rate: 6-8%Metro Boston (5-8 mile radius): $750-$1.1mm2 Bedroom Rent: $2100Appreciation Rate: 5-7%Suburbs of Boston (10-15 mile radius): $650-900,0002 Bedroom Rent: $1750Appreciation Rate: 4-5%Secondary Boston Market (20-30 miles radius): $525-800,0002 Bedroom Rent: $1400Appreciation Rate: 3-4%

Steve, based on your above comment I can't tell if you are in favor of ML or not.

My argument to that, is that’s not real estate investing, that’s real estate speculating (especially in this market).To one of your other comments: Yes, there clearly MUCH better markets to invest in for cash flow than the PDX/Vancouver area, let alone the entire PNW.

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I got a call yesterday from someone looking to get rid of a property that she inherited (hence the "or not" comment).