I dont need exact numbers but trying to get an understanding of rough estimates for some back of the napkin understanding.

But before you dig in and roll your sleeves up, here's a quick way to evaluate this deal on the back of a napkin to find out what it will be worth when you are done and see if it's even worth your time.  

Hi BP,  I've been learning more and more and I feel like I'm ready to take on my first house hack of a 4 plex.I've done some napkin math  and can't really see how I'd go wrong, even with an economic crash and having a seriously poor first experience.For reference and the scope of this deal: I have great credit, a high paying job, and a current mortgage of 2300/mo where myself and my girlfriend reside.

Once we're through with that initial discussion and assuming that we are in the same ballpark, I'll start looking through the units to get a better idea of whether or not we'll be demolishing any of them.Agree with your numbers though and that was similar to the bar napkin math we ran. 

People need to realize that the 2% rule, 1% rule, etc are not Rules at all, merely guidelines meant as a quick back of the napkin analysis.

that's owner occ rates today.and how are you going to get ARV to 170k by only doing paint and carpet ( 10k worth of work).and as stated above your on going expenses are way low.. you can micro analyst this on a calculator  but those numbers are NEVER correct long term. just us napkin math..  40 to 50% of your gross rents will go to running the railed.. over time.. can be 40 or a touch lower if you self manage. 

I would love to see what they sketched out on a napkin.

If they say something, write it on a napkin (it that's all you have) and have him sign it.

From an engineering standpoint, in Texas, water and sanitary typically run on opposite sides of the street due to regulations on separation distance.

My recollection of the city's ordinances on sanitary conditions/occupancy is that they are otherwise based on occupant per square foot.