So just curious if my number formula is correct $15k down plus $15k Reno = $30k rental income/year  $14500 vacancy rate 2% operating expensive 35% ( to cover condo fees maintenance insurance ect) $5500 a year mortgage so roughly a 12.25% cash on cash return ? 

who covers maintenance and damage?

I factor in 5% vacancy, 5 % cap ex, and maybe $1600 lawncare and maintenance for all 4 properties.  

Hello  @Thomas Sheehan,If your goal is to invest in an apartment where you don't have to concern yourself with maintenance and cap Ex, this deal (or perhaps another with similar rents and lower price) could make sense.The downside to deals like this is that your rents could eventually hit a ceiling as newer apartments (some with more amenities) become available.

FHA-Owner Occupancy Loan, to limit down payment to be able to utilize for maintenance

3/1 detached will have maintenance/cap ex in excess of $300/month over the long term in today’s dollars.  

Based on research it appears Zelle is the only option that does not have a transaction fee for landlords.I did not include maintenance as a category since this can be done easily in a spreadsheet, but all of the options actually had pretty good maintenance and expense tracking.For Tax Support, all of the tools met the minimum for being able to export the financial information. 

Make sure to keep an eye on property management and maintenance to maximize long-term value.

Let them know that there will be routine quality control checks/inspections so that if your third party inspector finds any issues with quality, the GC will be responsible for paying for the correction.These are just some theories that I think will help and plan to implement when I operate out of state flips.

Now for the house you are leaving behind…I like to have this one freshly painted, and take action on any maintenance items.