I was looking pretty diligently for a while but only found 8-9% gross yield max, so nowhere near 10-12% net - ( calculate yield as net to get the CoC value)

the buy price is pretty bad for 135k ARV, any way you work this out it doesn't make sense.... i'd walk and find another deal... like @Jason DiClemente says 70-75% ARV all in is where you'd want to be, including ALL expenses like HML and closing costs etc

Reasonable pricing and pretty fast service.

Condos are tough for cash flow and $40 a month is pretty tight, especially when you only have 5% vacancy.

When I buy a tenant occupied rental I pretty much just assume that we're going to have to do an eviction and budget for a full rehab. 

At 80%, you're pulling 960k out and you have just played the BRRRR game pretty well. 

But those terms are pretty normal.

@Adam Bosley What county (city,state) are you in...this is pretty basic stuff.

You are talking about low rates, but those are usually promotional deals and not fixed.

Pretty standard safe stuff with not nearly as much upside l, but hopefully less downside too.