.*4 Bedroom 2 Bath in Cooper school district (highly desirable small school system, but home is still within the city limits).*1,831 Square Feet*$127,000 sale price* 20% down on conventional 30 year mortgage with a 4.375 percent rate* $5,000 estimated closing costs and $0 in rehab.*$1,400 per month rent with vacancies in the area averaging less than 7%*$1,680 per year management expense*$200 per year accounting and legal*$1,200 per year in repairs*$1,260 insurance per year*$2,200 per year in property taxesThanks in advance for any advice or analysis.BG

I would also contact a stone mason and see if they can face over the top with a more desirable stone.

Assuming it's not an A+ luxury unit in the most desirable part of town, then I'd usually recommend a plastic shower curtain instead of a glass door, because it costs much less and can be changed easily between tenants (whereas a glass door often accumulates water spots that can be difficult to fully clean after a few tenants...and, as you mentioned, if a tenant breaks a glass door, that could be a costly headache).Also, assuming it's not an A+ luxury unit, I'd usually recommend going with a fiberglass unit (either tub or shower) instead of tile, because tile is usually more expensive, and it can be more likely to begin leaking, and it requires more upkeep.

The central coast is tough due to it's desirability and pricing.

Plus Plus I'm going for top dollar and I'll take every initiative I can to insight a bidding war over the most desirable house in the neighborhood... lol I can dream can't I

I own a condo in Arlington that breaks even every month - I'm keeping it because it's in such a desirable area and has appreciated significantly in value since I bought it.

What are your desired areas ? 

In addition, I'm not sure what your desired cash on cash and appreciation returns.

However, if your desire to grow the business and serve more customers, you have to dilute the equity to hire the best talent and build the right team.

I have read that South San Angelo is a more desirable area than North.