So far the guests have been mostly guests from out of town (most visiting family) with a low percentage coming specifically for the Mall of America. 

I believe for people first getting into Multi-Family they should give up some percentage of the GP to the KP and sponsor to gain the knowledge.

Anyone have recommendations for a simple calculation/percentage on how much money to have on reserve per unit for basic maintenance and repairs? 

What amount of intial capital or percentage of purchase price should have readily for a 189k quadplex (class c property in class b area)?

If yes, by what percentage on average?

Rental properties in this town are overpriced and not much to choose from while home prices are underpriced and plenty of homes on the market.So now I am back to looking at owning, even if for the short term, although transaction costs could push this into an expensive proposition.What percentage factor do you use as a average for transactions costs on both ends of buying and selling a home.Also, if you have any other advice in this situation, my mind is open.

I think it is true that you should have X amount of dollars saved up in case you do get a bad tenant and have to do some repairs - maybe take out more percentage from your cash flow each month for repairs?

The problem with trying to analyze this is your analysis is based on percentages, many of which don't relate to any of the other ones, and are very misleading. 

Cost-wise if you go with a split fee office you typically don't have to pay anything if you're not selling, but you split commissions with the office, usually up to a top amount after which you may get 100% or at least a higher percentage for the rest of the calendar year, then you start over again.

$23k expected profit on a $520/$530k sale is just too low of a percentage.