That price point is now in the $400k’s and still requires going significantly over asking price to get the deal under contract.Small multi-family inventory has become so anemic, that a break even deal is getting hard to find. 

The property is in San Antonio, TX and before any tax breaks, the taxes will be roughly $4,300.

At your age as long as you can break even at the least the rents will rise in time. 

I don't want to spend more money than necessary, but I would also like to avoid cheap fans that look bad and break easily.

students deserve nice places to live. we aren't trying to be slumlords but i do realize that students probably have slightly lower expectations than other types of tenants, so i feel we wont need to break the bank in the level of finishing details like we did on our own home but we will provide housing that is clean and safe and attractive. also thinking we can use some creative materials and methods to make the units party-proof. maybe we get lucky and find some long term professors or grad students and don't have to do annual turnover on every unit. even so, i budgeted 8% for property management after watching david greene's webinar yesterday.the heloc would allow for an easy down payment and a nice buffer for rehab, and i have 750+ credit score and good wage earning history, so i think a conventional loan should not be a problem to obtain. a cash out refi might be an option on the horizon if we decide to really crank a proper rehab but the units (from the pictures i saw) are livable as-is.should i be more specific here on the address/market to get better help?

It’s just another item to have your tenants call if it breaks.

I want to break away from shift work completely and eventually become financially independent and invest in real estate full time.

The different financing products can make or break the deal.

I don't see it being difficult for them to break down the share amount.Cloud Castle is much more up the alley of investing. 

I had a broker do CMAs (BOP) and the portfolio has a break up value approaching 8 million.