I do 5-8% if I feel confident about the property and scope of work and lean towards 8-12% if I'm uneasy or there are some unknowns.

Goals: -stable cash flow, not as concerned about appreciation (check, assuming description is correct in saying they've had stable tenants. rental price should increase in the next couple years so i have some assurance there)-looking for min $100/unit (check)-C+ neighborhood (check, borders some B/A neighborhoods in upper Ohio City so hoping some absorption goes that way)Other things: -20% CoC return (almost check - Changing purchase price to $53,000 and have tenants also pay water/sewage would bump this deal right up to my criteria of 20% CoC.) 

After 6 months paying it on time every month, they increased it.

With MH T/I increases to $7500 month and $345,000 year.

I been in my new apartment 3 weeks even agreed to pay a rent increase.

My business partner and I ended up forming another company and bringing in two additional partners that were already doing flips in the area to help increase our capital and our ability to do more deals. 

They still show the credit card option, but I can tell you with some confidence I caused paypal to stop forcing you to click "no" on their credit card every time you tried to buy something and pay with paypal. 

Accounting for anticipated capex and increases if already known.Analyzing tends to be a mix of analytical data and finesse with the numbers based on the property, if that makes sense.Anyhow, reach out if I can help.Mike

I was wondering if there were some tips to decrease OE to increase noi.

If you're 100% confident on ARV and resale time, you can assume less risk, but still...putting cash into a property you don't own with the presumption it will sell at said amount in the near future is pretty crazy.