Cash on cash should go up over time (you can test your rising rents theory s I’m sure there’s a spot you’re entering rent increases as a percent (put 0%).On the other hand, ROE: return on equity will go down as you’re adding equity and only saving interest on paydown and generating no extra “income” with appreciation.

But, 3-4 units have to meet what is known as the "self sufficiency" test meaning that the rents of 2 of the 3 units or 3 of the 4 units have to meet 100% of your monthly PITI payments.

Test fan, for the future, replace if bad. if it’s mild surface mold google best treatment, I think the preferred method switched away from bleach.

Now here's a 7-unit multi-family that I found online and decided to test out my analysis skills.

However, my expenses based on the expenses I am seriously overshooting the 50% test ($1450 for 50% test vs $2075 estimated expenses). 

@Provi Hall - Il has reciprocity with FL so you just need to pass the test and find a sponsoring broker - no need to go through the schooling 

Maybe planning a sabbatical is an option to test the W2 retirement waters?

I'm hoping there's a tried-and-tested, standard way to handle this that we can follow (e.g. we charge the fourth a management fee or something simple like that).

We also did some initial market test and received positive feedback.We tested the waters with our local bank and got the response that they don’t lend on speculative projects.

Have to watch out on 5 year loans as mid-process to fund the loan some lenders will stress test the property as part of an appraisal and then require a larger down payment.