@Charles S.The 50 % Rule States: That 50% of gross scheduled income (GSI) goes out over time to cover expenses not including debt coverage.The 1%, 2% and the 50% rule is meant to act as a quick analysis tool, to insure the deal is actually deal.

@Jen TeskeI don't know the area so I can't speak about the market you're in, but just by looking at the #s, you're missing a few things: Water, Sewer, Heat, Electric, Gas, Trash, Lawn/Snow removal, Cap Ex, Property Management (even if you're self managing, this needs to be factored in if you want to scale), and although you did include vacancy, if a real vacancy were to occur on a SF you'd have a 100% vacancy, making it negative cashflow since you'd have to cover all the expenses, not knowing when it'll be filled again. 

What appliances are included?

Cash-flow; When I'm living in the property - 1500$, when I move out w property management included 800$ on 3 unit multifamily with a finished basement. 3 over 3 over 3. 1900$ rent per unit after rehab which was generously estimated at 30k.

Did you included offer numbers,etc?

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Examples of these categories would include things like foundation, painting & flooring, windows, bathroom, etc.

We typically fund 85% of your total project costs, including 100% of renovation costs.

And based on one of your other posts, and what you're talking about now, I want to line up transactional funding for just that reason. 

Of course, this could be attributable to the fact that Ogden (still) has the least expensive real estate on the Wasatch front including Brigham City.Moreover, the general trends are as predicted.