So I am partial but you should buy from a wholesaler who has a turnkey operation.

I believe that to address this area; one would need to operationally define "motivated seller."

I would just decide an order of operations and let the other properties sit.Maybe give the new contractor 2 jobs and if he does good, give him the others.

But here's the catch, I'm wholesaling from Hawaii virtually in Utah with a local realtor who is about 3hrs away from the property.

The setup fee should go almost all to an attorney to draft the operating agreement that is specialized for SDIRA LLCs.

Market CAP Rates will vary a bit from region to region for sure, but a good return on investment is sort of set.GOI is Gross Operating Income.

You act like we are doing something unethical here but I can tell you that we operate above board.

. / $4,166.67Annual debt service “DS”Revenues:Monthly AnnuallyRental Income$935$11,220.00 (RI)Vacancy @ 8% ($74.80)($897.60)Net Rental Income $860.20$10,322.40 NRI)Operating Expenses:Property Tax- 1800 (this is being challenged currently, but no ruling at this time)Insurance- 1000 (estimate, I will get a quote on this for sure.)Maintenance- 1200 (Estimate)Utilities- 800 (Estimate)Advertising- 100 (Estimate)Total Operating Expenses (*Very Estimated*) = $4900 (TOE)Net Operating IncomeNRI-TOE= NOI$10,322.40-$4900= $5422.50 (NOI)Total Cash FlowNOI- DS= TCF$5.422.40-$4,166.67= $1,255.73Return on InvestmentTCF/ TCO= ROI$1,255.73/ $5,000= .2511 (25.11%)Cash on Cash (Considering- Down Payment, Upfront Repairs, Closing Costs)TCF/ TCO (W/repairs and closing costs)$1,255.73/ $6,500 ($5,000 DP + $0 Initial Repairs + $1,500 Closing Cost) = .1923 (19.23%)My thoughts regarding this deal: I think the asking price is a little high for the property considering it’s age, condition (off of visual inspection from the street level only), location, what limited comps I could find.

Brokers in general don't understand how apartments operate or lie about the operations2.

These smaller banks operate differently in many cases.