The concern is investors already have to overcome the RLTO, a uniquely pro-tenant law that doesn't exist in most major markets.

I am in a unique situation.

I am in a unique situation.

Your worried about dishes in the sink toys on the floor and some boxes ... geez man who’s your tenant ?

I would normally use 10, 15, 10, 10 as a minimum unless there were unique factors (like newly renovated/constructed), and go up from there. 5% of 550/mo is only $330/year/unit - that could get swallowed up in a single service call for a malfunctioning furnace.

Account Closed Negotiating is a delicate dance that requires patience, perceptiveness and the ability to stifle your own emotions in the interest of getting to "yes".If you offer too much, you'll overpay. 

Each situation is unique and ultimately you should evaluate what’s an acceptable return for you considering you are out of state.

I am not unique.

I know of a couple anecdotes with folks offering seller financing - enough to say that these are often very unique situations. 

Does your property have unique features not typical in your market or is it recently renovated?