Ask someone to set you up with MLS access in all the areas you're considering, then take a look at list prices vs gross rents generated.

The problem is both are trying to save the commission at the same time...Yes, it’s kinda screwy that a buyer’s agent’s gross commission amount is actually controlled by each individual seller.

My wife makes $3700 Gross Monthly, 800 credit scores, NO debt, no car payments, credit cards, student loans, Nothing. 

. ---- OR ----25% down payment ($25k) = 4 properties ($400k in RE controlled) and with that $48k gross rents annually MINUS $300k mortgage payments of $17,000 annually = $31k annually.

Usually end up around 10% of gross rents.

For instance he may charge this fee, but may not charge full market rate monthly % on the gross rents and their lease up fee may not be a full month, making this fee not sound that outrageous, etc...

. - Gross rents $79,392 annually- Expenses: $27,677 (this includes property management, taxes, 5% for repairs, 5% to cap-ex, etc) - NOI: $47,755My question pertains to how to offer on this deal.

Together we earn $105,000/yr gross, and have $40,000 saved.

Hey, @Joshua Esplugas,I own several properties in Buffalo and I hope I can help you understand it better.Every investor's situation is different - I live out of state and I have PM to deal with everything for me.Based on my experience, the gross rent can reach and pass the 20%, I actually don't by deals that are less than that and I purchased several in the past 2 years.The issue is what is left for you.

If you want to have $50k left over after paying your mortgages, you'd need to have a NOI of $300k/yr (1.2x-x=$50k, where x is your mortgage payment and 1.2x is your NOI)Next, if your NOI is $300k,and from my experience SFRs have between a 50-65% total expense ratio over time, that means the gross rents will have to fall between $600k-$857k/yr or 50k-$70k/month.