Jeff your correct but like you said we only need a few properties to be ok.The thing is news like this can be used as a negotiating tool with potential sellers, most people will read this article and not delve as deeply into it as you did.I mean think about it warren buffet doesn't buy when the market is hot he buys when blood's in the streets or so everyone is told to believe.A board like this were we can trade information about asset classes that are strong and will remain strong can be a great wealth builder and i'm in this game to win.Also you make the point that if something meets your criteria and you didn't bend over backwards to make it fit will still be a deal.I think there are very good information on this board about how to get a properties true value and work off those numbers so i doubt anyone on this board should get burned if they ask questions and don't go against their better judgement.

And thanks @J Martin for the primer on some of the site functions.Looking forward to delving a bit deeper into the site - thus far I have really only checked out the forums and beginners guide.

@Lee Reeves - Having dug a little bit deeper, I think you are correct that the expenses seem low, and if a correct, higher number gets factored into the math that @Troy Fisher provided, that drags the NOI even lower, however Troy also raised an excellent point about rent discrepancy...why is one four-plex making so much more than the other?

Just sign my magical contract and I will solve all your problems until 2 weeks rolls around and they ghost you and you are even deeper in the hole.   

I understand it has gone up a lot but would appreciate if you could dig deeper into your reasoning.

Every month hole gets deeper.   

Having no safe and stable place to live often leads to job loss a deeper descent into poverty and despair.

They go much deeper than the real estate podcasts. 

If you havent yet, look up the "enemy method" to balance out financial data vs Airdna and Rabbu. also, you can get a 1 month account with AirDNA. it was worth it to me for $40 to do a deeper dive on this type of purchase.

However, my mentor advised that we dig deeper into our current market before expanding into a new market.