I do not have any intention of selling/buying with clients full-time; however, I find that I typically work 3-4 transactions annually for myself or friends/family.

(I'm learning about I still don't fully understand larger commercial properties)I just received the rent roll for the last 2 years from the PM. 

Just received a renewal inspection report from PM.

i ended up postponing the lockout because i received confirmation that the agency was going to pay the back months and they did. 

Think about going higher around 8%.8% Management - while you can probably find a PM to manage the unit at 8%, keep in mind a lot of PM charge annual fees, lease up fees, lease renewal fees, etc.

No, Tom is considered to be a "Disqualified Person" to his IRA and now allowed to receive any personal benefits from the IRA (getting paid commissions would be considered indirect benefit).

Tom Gimer has it right - at closing you’ll receive pro-rated rents and deposits - get those into respective accounts.

I have already been approved out of concept and have received comments back on the first submittal of SDP. 

I feel as though we miscalculated something.One unit yields $400 in rent (1 bedroom) and the other yields $800 (3 bedroom).Total Rent: $1,200Duplex Price: $67,000Down Payment: $3,350Repair Estimate: $2,000Closing Cost Estimate: $1,500Total Investment = $6,850We factored in:Mortgage: $340Mortgage insurance (we would have a low down payment): $40Home owners insurance: $67Property tax: $113Vacancy savings: $60CapEx: $60Repairs: $60Lawn/Snow: $120There are no HOA dues.Total costs: $860So, our monthly cash flow should be $340.Annual cash flow $4,080Total Investment $6,850ROI: 59.5%I feel like this return is far too high.Is there something obvious we're missing?

Unless you know that the property will be competitive and have a way of verifying other offers they receive that is a good way to get a counteroffer at $150,000.