I'm trying to understand how capex reserves factor into NOI, Cap Rate, Debt Service Ratio, and other metrics.

I was assured by the builder’s sale representative that the association have no leasing cap or rental restriction except it has to be a long term rental.

We do a ton of work to find off-market deals that are cash-flow monsters, and reasonable CAP rates.

So far i have came up with ignoring the list price and finding out what a few other houses near the same neighborhood as a listed house on redfin or similar apps would rent for typically a 3/2 with rents ranging from $1k-$1500 and just googling some common expenses and thinking that taking 30% off the rent to get the NOI and dividing by a 7% cap to get a idea of what i can pay for a property.

Here is why I am so worry about departing my 4plex:1-ARV past 6 mths were 200k or more for similar in area.2-Selling 150k 100% occupied with no repairs and bringing in more than 20k yearly. 3-My actuals in cap rates is 3% but 7% with this sale.I fear that it would go up if I sell it. 

For me it is simple single family homes have a higher Cap rate.

Hi Brian,What was the going in cap rate for this property?

Put some easy fluff in there like amortization schedules, projected appreciation, etc, but also put in real info like cap rates, maintenance and repair estimates, etc.

My dream scenario is to rent for 25ish years, reno it, live in it as empty nesters for 2+ years, then sell without cap gains (up to $500k or the then applicable amount).As a side note, I would keep the rental in my wife's name to keep the excellent interest rate.

Seriously, no one looks at a girl and think "damn she's an easy 10.....CAP.