But I want to know what are good sites to compile a list, or what sites have the most depth of baseline information that I can filter out from there.So with that said, what mailing list source are people using to get quality leads?

The main reason that we cannot agree on a purchase price is because the home owner believes that I am over-estimating the repairs needed to achieve a higher profit in the end.

What do you anticipate for future repairs/capital expenditures? 

They surely put a lot of billboards along major freeways advertise for almost free listing and will pay for repair and staging at discount prices.

@Patrick M. typically tenants in multi family is lower quality tenant than ones in SFH, so if the robots did start taking over they would be the first to go.

to be some upside that I am missing in my valuations:Purchase price:  495,000Units:                      16Rental Income:      8,400/moDown:                    20%Down:                    100,000Closing:                      6,400Repairs:                    16,000 (assume 1,000 per unit)TOTAL INVEST:     122,400Costs:  Debt:                  2,800.00 (6%)   Taxes:                   690.00  Insurance:            200.00  Sewer:                   800.00  Heat:                  1,200.00  Yard:                       40.00  Garbage:              300.00  Cap Exp(3%)        252.00 (Lower than I normally go)  Repairs (5%)        420.00 (300.00 per yr/unit)  Mngmnt (10%)    840.00  Vacancy(7%)        588.00  Screening              40.00 (tenant screening)TOTAL COST:     7,600.00 (rounded)Monthly CF:          800.00 (yikes...…...50.00 per unit!!)

As well as matching the wood if repairs need t ok e made.

Maybe more.So between down payment, closing costs and repairs, I'd have to front somewhere around $50K - $60K, which I don't have.The strategy that I am considering is finding a hard money lender for this initial costs, with the idea that I pay back all at once when I refinance.On paper, it seems a good prospect for which may be worth to due a solid due diligence but I want to make sure my strategy is entirely doable and be aware of the risks I have to keep in mind. 

@David Harley here's what i see:-Vacancy needs to be about 6-7%-Cap ex needs to be 4% minimum-Management needs to be 10%-Repairs need to be 10%-factor in utility bills, depending on who pays what-$812/m is a weird rent rate.

65% minus repairs?