What I keep finding out is that my target price is always at least 20% below seller's asking price.Here are my rules/metrics:total economic loss after property is stable is 12% (15% in lower quality areas)incremental rent growth after the property is stable is 2%expenses grow by 2%/yearproperty tax is 90% of the purchase price multiplied by a local tax rate (usually doubles tax from whatever seller pays)payroll $1000-1200/unit regardless of the property size (brokers claim that 30-units don't need payroll but I don't believe them :-) )reserves of $300/unit counted in expensesexit cap rate is 100 basis points higher than current cap rate (e.g. exit at 8% if current cap rate is 7%)cash-on-cash ROI 10%+ starting in the second year; first year may be lower if this is a value-add5 years total ROI (assuming sale) is at least 100%IRR 15%+ over 5 years (al ROIs are net to investors after 20% sponsor override)I can adjust may metrics to some degree but in order for me to get to the seller's acceptable price I have to adjust most or all of them to unsustainable levels.So, what should I do other than keep underwriting and waiting until the market turns down and all of a sudden my numbers would make sense for a seller?

Hi BP,I was trying to figure out what is the average fixed cost in Massachusetts for an end buyer in the Hampden County Area, anyone has a clue what these numbers usually look like?

I can usually find fairly good clean, tenants, especially in certain areas.

I was speaking with an investor with about 25 years experience with Class C rentals and he said he usually uses 15-20% of monthly rent to account for maintenance and capital expenditures combined.  

It's not much because the houses are cheap but an extra 700-1500 for something you're going to do anyway)4.

Usually, REO offers get pretty quick responses.Along with the BP forums and podcasts, I would also recommend joining he local REIA such at DIG (www.digonline.com).Steve Babiak co-chairs the Montgomery and Chester county sub-group which meets in Collegeville every month.

The cash buyers I work with usually close in 2 weeks on even much sooner (if you have a good relationship with a title company they will work on it quicker). 

3) Would you say basic relatively cheap and quick projects listed above give your listing an extra edge on the market and fetch a higher price.4) Would you recommend a established reliable service like this to your future clients. 5) Do you use a third party to take profession pictures or even UAV (drone) images/Videos of houses/properties you are selling.I am a General Contractor.

Buyers agents run around showing homes usually listed on a MLS. 

Is it true as I have read and taken CE classes on that you want to put the minimum down payment required because your cash on cash return is higher and write-offs are better and you can use the extra money for other projects rather than paying cash for a property?