You will have to evaluate the properties and find out if the rent will cover the extra expense of the management company.

The big hotels and resorts have a lot of say here.Also, when you are evaluating potential properties make sure you factoring in the high property taxes. 

Many investors use the 1% rule to evaluate their rental properties.

The "cooking gas" is in their lease (month to month), so I can evaluate and then make an adjustment if need be with new leases.

Remember to evaluate the property to see if it could withstand a "shift" in the market and be worth what you have invested in it. 

She started talking to me and I gave her 3 addresses to check and evaluate and this one was the winner.

Am evaluating the purchase of a bare piece of land from a family member.

With them being so far under your projections it would seem best to do it right away and be prepared that both might turn over.Congratulations on your purchase, we currently have zero vacancies in the properties we manage, many of which are in Mesa.On a side note be sure to evaluate the leases, deposits, have good inspections done, etc in your purchase cycle.

I'm curious how people evaluate income taxes on top of the monthly cash flow to determine if something is a deal they'd move forward on or not.  

I also walked with my appraiser as he did his report to make sure he knew all the upgrades I had made).For 5 units plus the appraiser will most likely use NOI*Cap rate to evaluate a fair market price.