But I have only partnered with one very close friend before (and on a small scale) and am looking for larger investors.Considering the returns are small (yet stable) I  am unsure what percentages my company should receive .I am starting with the idea that each investment should yield my company 2% ownership of attained asset and receive a 3% management fee based on gross income after property tax.the scenario I see would look like this

For reference, some 4 families with common boiler (LL paid gas and water) and some major deferred maintenance still sold for less than 1% gross rent to purchase price.

When I work in WA I live in my fifth wheel with my fiance and 2 dogs.23yo$140k gross incomeI'm a traveling utility foreman 20% work in eastern OR 80% western WA$24k savings$30k stocks which I plan to sell in a few months (2nd market scare from COVID-19)$12k I can borrow from ROTH IRA$7k if i refinance my travel trailer 3.5% (paid off)$60k of credit linesI found the deal through a friend's mom who's a property manager.

In CT I see properties listed on the MLS at about 1.3-1.4% (Gross income divided by purchase price).

I have 15k saved up and work a stable full time job and gross about 58k before taxes.

Roof 150K Rent 12 x sqft 18,000 = 216,000 gross rev / cap rate 0.08 = asset value 2,700,000 - 2,000,000 = 700,000 new value.

If you figure 25% variable costs that'll likely push you closer to 60% total expenses along with your fixed costs, but if you can buy it right and the gross rents will cover those costs and your mortgage and leave for $100-150/door or whatever your cash flow goal is, then you'll likely do much better some years when that variable # is more like 15% and the years when you have a big ticket expense you'll still make money or at worst break even.

I would repaint the fence a nice light color, plant some flowers or nice plants around that tree, get rid of the bricks toward the left bottom corner (in the top photo) and replace it with something nice like an outdoor fountain (you can buy a nice one at Lowe's for $100-$200), and finally, but some nice new or used, outdoor furniture for the tenants to enjoy (preferably something without cushions so if it rains on them they don't get gross - Craigslist or Offerup has a lot of nice used outdoor furniture as new can be costly).

Instead they'll apply a NADA value or try to use a gross rent multiplier to that income stream.Let's say that there are 10 TOHs and 1 POH.Lot Rent: $400POH Rent (above the lot rent): $200Let's look at the different valuation theories:Example A: Split the Lot Rents from the POH Rents$400 x 11 x 12 = $52,800Exp factor: 30%NOI: $36,960Cap Rate: 10%Valuation: $369,600 - for the LandExample B: Remove any income generated by POHs$400 x 10 x 12 = $48,000Exp factor: 30%NOI: $33,600Cap Rate: 10%Valuation: $336,000 - for the LandYou can see a $30,000 swing in valuation.Example C - Cap all the income$600 x 11 x 12 = $79,200Exp Factor: 30%NOI: $55,440Cap Rate: 10%Valuation: $554,400As you can see, how you cap the income streams can greatly affect value.Banks will value based on A or B, but not C.

@Swati PatelThere is no such thing as taking partial depreciation.There are some items that you can do to accelerate/slow down depreciation but there is no such thing as partial depreciation.Accelerate depreciation = Bonus depreciation, section 179 expense, cost segregation analysisSlow down = Making an election to opt out of accelerated depreciation.Regarding whether or not you can utilize the rental losses to reduce your taxable income...It depends on what your adjusted gross income is.