@Joseph Romano yea I would estimate vacancy above average. 15% sounds pretty safe.

As seen in the report, I am charging utility outside of water and garbage to the tenants and about a 7% average for vacancy, maintenance and cap X with a 25 allocation each month as extra.

I would say the house entrance is an average distance from the sidewalk and road (see picture).I ask as another investor and agent has told me he has a rule to never buy properties on a double yellow line as you have higher turnover, and you must discount the rent as it is so unfavorable.Do you agree or have any experience with property on a double yellow line road?

I'm comfortable running the numbers and understand how to tell if a deal will cash flow or not.As far as affording a 20% down payment, the average property in my zip code is >$1M and I don't have $200k to put down.

Look at zipcode pre-COVID appreciation rates, not metro averages.

I was curious what the average cost per unit is in Phoenix arizona for multifamily?

According to ALN for November, the average rent in Phoenix was $1,502. 

You would need a down payment of $30K-- and this amount would be tied up in the property until you did a cash-out refinance.Regarding the exit strategy with the cash out refinance, typically, Lenders have a 12-month seasoning requirement to allow for a maximum loan-to-value (average around 75%) cash-out loan -- based on the newly appraised value, or ARV ($200K). $200K x .75 = $150K Cash-out (minus closing costs)Keep in mind, there will be closing costs for both the acquisition loan and the refinance loan (exit strategy).Hope this helps.

Cali will always be hotter than your average area...well, at least for a while longer.

But in todays market, average prices for a single family home are $500,000-$700,000...