If the properties are similar in construction and equipment (furnace, AC, water heater, ranges, etc), then splitting on size is an easy way to do it.  

LTV is 75%. 5 PlexTotal Rents: $45,600Vacancy 8.7%: $3,967Taxes: $4,520Insurance: $2,100PMC: $4,560Repairs: Unknown (Could be $1,000 or best guess of 10% of GRI $4,560) Need inspectorElectricity, Heat & Water: $2,500Misc.: $200Total Expenses: $14,880NOI: $26,753Mortgage: 4.63% Debt Service: $18,026Cash Flow: $8,727Down Payment: $97,500CoC if Maintenance at $1,000: 8.9%CoC if Maintenance at $4,560: 5.3%The maintenance portion of the above is not fully vetted and could bring my CoC return lower.

I am thinking the first day of spring for sale launch.  

I want to be ready to spring into action for the next tax sale so I too am seeking a mentor for tax liens  Let me know if you are free to meet for coffee and we can chat further  Rachel 

EXTERIOR IPMC 604.3 - The rear receptacle must have GFCI protection.LOWER LEVEL IPMC 704.2 - One smoke detector is required in the bedroom.IPMC 604.3 - Install a grounding jumper wire (bond) across the water meter. #8 copper.

My model does include an annual maintenance amount and a big ticket amount (capex  ie roof) and finally some utilities (I like to pay the water bill and lawn maintenance so the exterior always looks decent).  

When the stress test was performed gray water came out of the Cleanout.    

The water heater is upstairs in a closet (all of the upstairs is carpeted).

I am Silver Spring all the time.

in the murky waters of "This is what I think happened... agree with me, please."