I know on webinars they will use that as a ballpark but truly it depends on the property, age of roof, the age of HVAC, etc...

It reflects the total value and major unregulated expenses that occur like roofing and foundation repair.  

The numbers as far as rents go for the split multifamily looks great, but I also recognize that there is much more paint, more roofs, etc. that the split building has. 

It has a new roof, hot water heater and is structurally sound (built in 1999).

what classcan you add any amenities to stand out from the competitionIs the local market over supplied with officewhat type of roof/conditionwhat is the going $/sq ft rate?

Here are the numbers:1139 Clinton Rd - On the Market 81 DaysDuplex, 2/1's, 900 sq ft eachPrice: $324,900Cost Per Unit: $162,45025% Down: $81,225PITI at 5% Interest: $1,741Gross Monthly Rents: $2,190Gross Annual Rents: $26,280PITI Cashflow Monthly: $449 PITI Cashflow Yearly: $5,388Gross Rent Multiplier: 12.361% Test: 0.67%Gross Annual Yield: 8.09%PITI Cash-on-Cash Return: 6.63%Here's the property description from the MLS: "New Plumbing, Roof, Water Heaters, Interior Paint, Blinds, Flooring and Carpet installed in 2015.

Also, you'll have one roof to worry about vs a number of SFH.  

Looking for some phraseology or sample doc.BTW - the house is in major need of rehab, new roof, new sheetrock, foundation, etc... so this isn't a question whether to keep the tenant at the lower rate vs. loosing income due to turnover.

I don't want 50 crappy units, whether they are under the same roof or SFRs ... sounds like way too much work to me.

Checks on foundation, plumbing, electrical, roof.