Your hypothetical is going to be tight any way.I'm assuming 20% down, ~4000 in closing costs and for that you'll pay renovation expense out of pocket.Here is your property as I see it somewhere were taxes are low and insurance is medium:Mortgage Rate 5.00%Length of Mortgage in years 30Monthly Mortgage payment $515.35Taxes $100.00Sewer and Water $-Trash $-Heat/Utilities $-HOA $-Cap Ex and Ops $150.00Insurance $100.00Mgmt Fee $150.00Vacancy $120.00Total Expenses $1,135.35Total Revenue $1,500.00Cashflow/month $364.65Cash on Cash Return 15.63%Same place after renovations:Mortgage Rate 5.00%Length of Mortgage in years 30Monthly Mortgage payment $515.35Taxes $100.00Sewer and Water $-Trash $-Heat/Utilities $-HOA $-Cap Ex and Ops $150.00Insurance $100.00Mgmt Fee $190.00Vacancy $152.00Total Expenses$1,207.35Total Revenue $1,900.00Cashflow/month $692.65Cash on Cash Return 15.68%You get the same return on both properties but MUCH nicer cash flow after renovations.  

Shared heat in multis, for one.  

The units each pay their own Heat, Electrical, Gas. it's not in the best neighborhood. but maybe one day that will change. 

"Tenant pays all utilities" for 2-4 unit properties tends to actually mean "Tenant pays electricity, heat and extras (cable, internet, etc) BUT not sewer and water."

-Does your home have a heat source?

Usually 4 plexes are heated by a single boiler, but not always. 

Maybe with an hour drive in one direction or another (not east) your can find a market that is still local but but less over heated.

The Seller Warranties Section of the AAR Residential Resale Real Estate Purchase Contract requires that all heating, cooling, mechanical, plumbing and electrical systems (including swimming pool and/or spa, motors, filter systems, cleaning systems and heaters, if any) be in working condition.Warrantedleaking faucetleaking landscape featuresoutdoor sprinkler leakleaking tub diverter valveair conditioner below manufacturers specs on splitswindows don’t open/don’t stay up/don’t lockmalfunctioning pool lightnon-working GFI outletceiling fan will not operatewater osmosis system not functioningNon-Warrantedstructural pool leaksloose or rocking toiletungrounded outletsmissing GFI outlethot and cold water outlets reversedcracked windowsmall hole in windowvacuum seal leaking on dual pane windowsmissing or non-working light bulbsroof leaksQuestions?

I check for signs of plumbing breaks.Generally near the outer walls in the least insulated areas (basement ceilings) I look for any obvious signs of freeze breaks in the copper or plastic plumbing lines that come off of the water heater.Repairs can run from $100-$4,500 if the water was left on and heat turned off during a winter freeze.If the home occupied last winter you should be alright now.8.

How long will they be able to pay the heat in a bad winter?