Insurance $709- Garbage $225- Lawn $150- Utilities Tenant paysI have not had the place inspected, but I've seen pictures and figure around 15k in initial repairs.

I want to send him a short email with a picture of myself and my husband and a little bio of us and why we are trying to go into investing.

Expect to pay high single digit or double digit rates for a rehab loan but lower than that for a rental property loan for a long term hold.  

The gated/guarded shack is a double edged sword.

If that's the case, research exactly what are the requirements, including from your personal experience, and strategize how you will accomplish this, including having to work under the supervision of a Principal Broker for a time.I will say that having my own Brokerage is a double edge sword.

My initial reservation is that this estimate would more than double the current cash flow per unit, which seems like it might be difficult to do in practice - I'm not saying it's not possible, I am just hesitant.

To help paint the picture in my market you can buy 3-1 sfh in class c to c- neighborhoods for 20k-40k or 50k-80k in c+ or b- neighborhoods.

Based on the price and what it tells me about the type of area it's in, I would double check that rental figure as well.The lower down the property ladder you go, the less it matters how turnkey the place is - remember that the tenant pool in 'rough areas' is comprised 100% of people who simply can't afford to live elsewhere, which means you're looking at a higher-risk investment.

I would recommend uploading a picture of yourself so people can put a face to your comment and know that you are a real person. =) Here are some awesome links to help you get started! 

I think you have to have a good picture in your mind as to what the property is going to need monthly and yearly for improvements and figure this out when you view the property for the first time.