.$1,800 Laundry (old top load COIN (0.75c) washer/dryer, I believe this can be improved, with new card machines)ExpensesBldg Insurance        2976Flood Insurance      2690 (hoping this doesn't increase...)RE Tax                    6297Electricity                720 (decrease through more efficient lights/washer/dryer)Natural Gas            1200 (2 tankless water heaters, decrease through showerhead)Water/Sewage/Trash  4380 (don't know exactly how much for water, though trash is $33/unit, hoping to add water saving aerotors/showerhead/toilet to all units, maybe submetering)Lawn Care               540   (Will eliminate this due to me living on site) 7% - Vacancy               5187 (little turn over)7% - Management        48246% - Maintenance        4446Actual Income $75,900Expenses        $33,260Net Income      $42,640P&I                   $29,568P&I 2nd              $9,278End Cash Flow $3,79475% loan 5.25% fixed/amortized 5/25Seller financing 40k 6% over 5years So my question is, will this deal work?

So, I feel bad for agents that have to deal with cart around, never buy clients  and I wish there were was ONE out there was efficient and knowledgeable that wouldn't try to up-sell me, too! 

I'm not so sure it's the most efficient method but It's guaranteed.

It isn’t too late to find another drainage company that employs more efficient professionals.

It currently doesn't have a sign that is visible to the majority of traffic (Application in process), Lighting is inadequate (Need to add and have it be as energy efficient as possible), Also the majority of the bays could use a fresh coat of paint and scrubbing. 

Could be expensive and you might be better leaving it be and  go to more energy efficiency. 

My best advice for you if you wanted to supply good housing at a better (or more competitive) cost than many other housing options- is to find great deals, fix them as efficiently as possible, and hopefully can ask for lower rents than the competition because your mortgage and upkeep is lower.

I'm sure they will come to disagree, but small jobs can usually be done more efficiently being more involved yourself.

Those business systems took years to set up and learn how to operate efficiently.

I am all about the efficiency technology bring to life however you need to get connected with other local investors.