The title company will not clear title because the seller's ex husband filed a judgement against her. 

Hi guys, I am thinking of making my first offer on a property in the KC area.Here are the numbers:Sale Price: 85000Down Payment: 17000Closing: 2000Rent: 950Insurance: 595Taxes: 857Vacancy: 29 (3%)Property Management: 95 (10%)New Tenant Placement: 40 (assuming 2 year tenancy)Repairs: 48 (5%)Cap Ex: 71 (7.5%)Projected NOI: $547Mortgage: 365Cash Flow: 182.13Cash on Cash %: 11.5%What do you guys think?

Your left with $11,800 of which you can set aside for vacancy plus maintenance and cap-ex.

Also, you need to factor something in for maintenance, and you need to figure out what cap ex items are on the near horizon (roof, heaters/AC, major plumbing/foundation, etc). 

Numbers are as follows:Purchase price - $185,000Rental income - $1,850 ($750, $750, $350)Insurance - $109/MoTaxes - $209/moCap ex - $185/moUtilities - $200moMaintenance- $185/ MoI feel confident the rents could go up to a total of $2350/Mo but current leases do not run out for another 6 months.

I like to sell properties that look pretty good but you can tell the cap ex items are all within 10 - 15 years from needing replacement.

Purchase price: $125,000 (assuming offer is accepted)Down payment: $25,000 (20%)Financing: 30 yr @ 5% = $540 /moInitial rehab: $5,000Closing cost: $2,0001st yr Insurance: $1440Taxes: $120 /moInsurance: $120 /moVacancy: $150 /mo (8%)Maint/Cap-Ex: $270 /mo (15%)TOTAL EXPENSES: $1200Rent: $450 /unitTOTAL INCOME: $1800Cashflow: $600 /moCash on Cash: 21.5%Here is a link to the listing if it may provide more insight:Quadplex ListingThe unit is located on a decent street in a very small town (<10,000).

So I'm accounting for around 3-4k a year in my forecasts for reserves for CAP ex relating to  waterheaters, centeral air, siding, roofing etc.

If you make sure your property is as close to the 2% rule as possible, the property will take care of itself vs. you having to pay for someone to live there.  2% ex: buy for $50K and rent is $1,000 per month.  

It may have gone to the ex and she doesn't want to talk to him.